HomeMy WebLinkAboutSDP201800008 Correspondence Letter of Determination 2018-12-18IRG1-
COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902-4596
Phone (434) 296-5832 Fax (434) 972-4126
December 18, 2018
Trey Steigman
Management Services Corporation
RE: Parking Determination — SDP -2018-00085 (Vistas at South Pantops) Rivanna
Magisterial District
Dear Mr. Steigman:
This letter is in response to your request for a parking determination for the Vistas at South
Pantops. The Zoning Administrator has the authority to determine whether the minimum
required parking spaces for the proposed use are being satisfied. Section 4.12.6 of the zoning
ordinance establishes the minimum number of spaces that are required for the proposed use.
However, alternatives to satisfy these minimum parking requirements are established in
sections 4.12.8 and 4.12.12. This letter, therefore, is an official determination of whether the
proposed alternatives provided in your letter dated November 30, 2018, attached below,
adequately satisfy the parking requirements of 4.12.
The Vistas at South Pantops Final Site Plan (SDP -2018-00085) dated November 26, 2018
proposes 144 multifamily residential units. Per section 4.12.6 on the zoning ordinance, the
required number of on-site parking spaces for the proposed use is 266 parking spaces.
44 one bedroom units (44 x 1.5 parking spaces/unit): 66 required parking spaces
100 two bedroom units (100 x 2.0 parking spaces//unit): 200 required parking spaces
Total: 266 required on-site parking spaces
The above referenced site plan currently demonstrates 249 total on-site parking spaces, which
is 17 parking spaces (6.4%) less than the required total on-site parking spaces. The applicant is
additionally requesting for a potential reduction of up to 26 spaces (9.8%) less than the total
required by the zoning ordinance.
The following transportation demand management (TDM) tools and alternatives were submitted
as justification for the parking reduction intentions of the applicant. The responses provided
below, in bold italics, address each alternative individually, and as a group.
Pedestrian Improvements and Bicycle Rack Facilities
The Vistas at South Pantops Final Site Plan (SDP -2018-00085) proposes to install public
sidewalk improvements on the full frontage of the subject property along South Pantops Drive
and will tie-in to the existing network serving the greater Pantops area via an additional public
cross -walk at the main entrance to the subject property.
December 18, 2018
Vistas at South Pantops Parking Determination
Page 2
Although these improvements will greatly impact the ability of residents to use
transportation alternatives, section 4.12.8(c) of the zoning ordinance already
requires "safe movement" as a condition of these transportation alternatives
being used to provide the minimum parking requirements.
Because the ordinance specifically says "sidewalks and other means of providing
safe movement... shall be provided" in 4.12.8(c), we cannot count pedestrian
improvements as an alternative in themselves.
The proposal also includes the on-site installation of private bicycle rack facilities at each
apartment building to provide storage for a total of 24 bicycles.
The addition of bicycle facilities as a TDM tool will adequately provide at least some
of the on-site parking space minimum.
Maga Transit
Charlottesville Area Transit (CAT) provides public mass transit services within the immediate
vicinity of the subject property. There are currently four (4) transit stops for CAT Route 10 within
walking distance of the subject property.
Mass transit is an acceptable transportation alternative that will alleviate at least
some of the minimum parking requirements. With future expansion of the lines
serving South Pantops Drive, it is also reasonable that this alternative will be
sustainable in the future.
Alternative Transportation
Existing, private on -demand services, such as Jaunt, Yellow Cab, Uber, and Lyft, as TDM tool
alternative.
On -demand transportation alternatives, such as those mentioned above, are not
currently considered sustainable options on which area residents can reasonably
rely. As such, this is not a sufficient TDM tool alternative.
Future Trends
Expectant growth and use of autonomous vehicles in the future.
At this time, future trends of autonomous vehicles do not provide a reasonable
and reliable transportation alternative sufficient for a reduced minimum parking
requirement.
Pantops Master Plan
Expected master plan updates have been incorporated in the above decisions and are,
therefore, not considered a TDM tool.
December 18, 2018
Vistas at South Pantops Parking Determination
Page 3
Based on the transportation demand management tools listed above, it is found that the
additional bicycle facilities, current and future mass transit system, and the
expected/required pedestrian infrastructure improvements (via development
requirements and the Pantops Master Plan), provide acceptable transportation
alternatives for at least some of the necessary, minimum on-site parking requirements
for this development. It is my determination that, together, these alternatives sufficiently
offset the requirements for up to 9 spaces for the one -bedroom units, and up to 10
spaces for the 2 bedroom units.
44 one bedroom units (44 x 1.3 parking spaces/unit'): 57 required spaces
100 two bedroom units (100 x 1.9 parking spaces/unite): 190 required spaces
Total: 247 required on-site parking spaces
This adjusted parking schedule of 1.3 spaces/unit for 1 bedroom units, and 1.9
spaces/unit falls within newer industry standards for apartment parking (reference ITE
and NAA standards in your previous letter dated August 17, 2018, attached below), and
also holds true to the purpose and intent of Section 4.12 of providing parking in
reasonable proportion to ones uses while supporting mass transit opportunities. In
conclusion, it is my determination that 247 on-site parking spaces together with the
transportation alternatives above will provide the minimum necessary parking facilities
for (44) 1 bedroom apartment units and (100) 2 bedroom apartment units.
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.org/countycodebza.
(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.)
1 A reduction of 0.2 spaces/unit from the required 1.5 spaces/unit.
2 A reduction of 0.1 spaces/unit from the required 2 spaces/unit.
December 18, 2018
Vistas at South Pantops Parking Determination
Page 4
Please contact me if you have questions or require additional information.
Sincerely,
� �- �;Wz;z_ - - -
Kevin McCollum
Planner
Designee to the Zoning Administrator
MSC
Management Services Corporation
Real Property Managers, Developers and Brokers
November 30, 2018
Mr. Tim Padalino, Senior Planner
County of Albemarle
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902-4596
By Electronic Delivery (tpadalino@albemarle.org)
RE: Official Determination—Parking Minimum -Vistas at South Pantops—SDP-2018-00008
Dear Mr. Padalino:
On behalf of the Applicant for the Final Site Plan of the Vistas at South Pantops dated November 26,
2018, we hereby request an Official Determination that the submitted plan is in compliance with the
required on-site parking spaces of the Zoning Ordinance Section 4.12 via transportation demand
management (TDM) strategies and other directly related factors in accordance with the alternative
provisions of Section 4.12.8 and Section 4.12.12. Specifically, the Applicant hereby requests an Official
Determination that the proposed project will at a minimum provide for up to ninety percent (90%) of the
required total on-site parking spaces of the Zoning Ordinance which when demonstrated shall be
deemed to be in compliance of Section 4.12.
Please consider the following summary background and proposed site layout enclosure in support of the
Applicant's request:
LOCATION
The subject property is located at or near 303 South Pantops Drive (Route 1140), Charlottesville, VA
22911. There are many major and minor employers and several neighborhood commercial centers
within the immediate vicinity (walk/bike) of the subject property. Some of the major employers near the
subject property include State Farm Insurance Operations Center, Sentara Martha Jefferson Hospital,
and Peter Jefferson Place Office Park. Some of the minor employers near the subject property include
Division of Motor Vehicles (DMV), Albemarle County Service Authority (ACSA), Heritage Inn
Assisted Living, Virginia High School League (VHSL), and numerous professional offices, financial
institutions, retail stores and restaurants. The neighborhood commercial centers near the subject
property include Rivanna Ridge Shopping Center (Giant) and Pantops Shopping Center (Food Lion,
Roses).
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FINAL SITE PLAN - PARKING DETAIL So k' OOots
The Vistas at South Pantops Final Site Plan (SDP -2018-00008) dated November 26, 2018 proposes 144
multi -family residential units (44 — one bedroom units, 100 - two bedroom units). Per the zoning
ordinance, the required number of on-site parking spaces for the proposed use is 266 total on-site
parking spaces. The above referenced Vistas Final Site Plan currently demonstrates 249 total on-site
parking spaces, which is 17 parking spaces or 6.4% less than the required total on-site parking spaces.
Since the project plans are a work -in -progress and building/site constraint factors that are unknown at
this time are inevitable, the Applicant requests flexibility for a potential reduction maximum of up to 26
parking spaces or 9.8% (i.e. 90% of the required on-site parking spaces).
PEDESTRIAN IMPROVEMENTS AND BICYCLE RACK FACILITIES
The Vistas at South Pantops Final Site Plan (SDP -2018-00008) dated November 26, 2018 proposes to
install public sidewalk improvements on the full frontage of the subject property along South Pantops
Drive and throughout the project. The proposed section of public sidewalk will tie-in to the recently
expanded existing network of public sidewalk serving the greater Pantops area via proposed install of
public cross -walk at the main entrance to the subject property. The proposal also includes the on-site
installation of private bicycle rack facilities at each apartment building to provide storage for a total of
24 bicycles or 17% of the 144 total dwelling units. These measures will facilitate pedestrian and bicycle
access to nearby employers, shopping areas and services providers, thereby reducing the number of
necessary on-site parking spaces.
MASS TRANSIT
Charlottesville Area Transit (CAT) provides public mass transit services within the immediate vicinity
of the subject property. There are currently four (4) transit stops for CAT Route 10 within walking
distance of the subject property - #19002 Sentara Martha Jefferson Hospital Women's Hospital (<8
minutes, 0.4 miles), # 19018 Rivanna Ridge Shopping Center (<10 minutes, 0.5 miles), 414095 Pantops
Shopping Center (<l2 minutes, 0.6 miles), #17230 Sentara Martha Jefferson Hospital Main Entrance
(<12 minutes, 0.6 miles). Also, it is important to note that CAT Route 10 previously provided direct
service to South Pantops Drive and there have been discussions of a future route update to again include
South Pantops Drive as well as to install a major substation for rapid transit at Pantops Shopping Center.
This close proximity to multiple transit stops will make it convenient for residents of the Vistas to utilize
mass transit, thereby reducing the number of necessary on-site parking spaces.
ALTERNATIVE TRANSPORTATION
In addition to the Charlottesville Area Transit (CAT) mass transit services in the immediate vicinity of
the subject property, several private companies provide for on -demand alternative transportation. Some
of the established, reliable on -demand alternative transportation options serving the subject property
include Jaunt, Yellow Cab, Uber, and Lyft. The convenience of these alternative transportation services
options available for residents of the Vistas will further the number of necessary on-site parking spaces.
FUTURE TRENDS TRANSPORTATION
In addition to the mass transit and the alternative transportation serving the subject property, the future
trends of transportation suggest that autonomous vehicles will be readily available in the near term for
route scheduled and on -demand transportation services, which will further reduce the number of
necessary on-site parking spaces. For example, the County of Albemarle recently partnered with
Perrone Robotics to test deploy TONY (To Navigate You), an autonomous vehicle shuttle service in
Crozet, VA.
PANTOPS MASTER PLAN — 2018 UPDATE
During the past year, the Pantops Master Plan 2018 Update held a series of community focus meetings
guided by the County of Albemarle and the Pantops Community Advisory Committee and is still in -
progress at this time. Several of the guiding principles of the Pantops Master Plan reflect a vision for
pedestrian/bike-friendly, inter -connected sidewalk and street networks, regional transportation systems,
and regional centers, with a focus on more urban design development as characterized by the proposed
project. The proposed project will help implement this vision in a comprehensive fashion.
Each of these factors will individually and collectively reduce the need for on-site parking spaces to a
degree that it would be inconsistent with the purpose and intent of Section 4 of the Zoning Ordinance as
stated in Section 4.12.1 to require that one hundred percent (100%) of the required on-site parking
spaces be provided for the project. Based on this information, we hereby request an Official
Determination that by providing up to ninety percent (90%) of the required on-site parking spaces, that
the Final Site Plan SDP -2018-00008 will be in compliance with the requirements of Section 4.12.'
Please let me know if you have any questions or require any additional information
Thank you for your time and consideration of this request.
Sincerely,
Trey Steigman
Vice President, Development
Management Services Corporation
Enclosure Vistas SDP FSP — Sheet 3 Site Layout — 11262018
cc (e -file): Vistas at South Pantops/MSC File
Kevin McCollum, Zoning Planner, County of Albemarle
Bart Svoboda, Chief of Zoning, County of Albemarle
Valerie Long, Williams Mullen
Jim Taggart, Roudabush, Gale & Associates
Riki Van-Niekerk, Roudabush, Gale & Associates
Steve Houchens, Development Manager, Management Services Corporation
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Albemarle County Department of Community Development
Attn: Mr. Tim Padalino
401 McIntire Rd.
Charlottesville, VA 22902
August 17, 2018
RE: Vistas at South Pantops (SDP 2018-00008, TMP 78-20)
Requested Waiver of Parking Required per Code 4.12.6
Mr. Padalino,
Thank for your work on this project and we look forward to submitting the final site plan to the County.
To that end, we have worked with the developers (Management Services Corp.) to develop soU0
criteria to reduce the required minimum parking space count.
Currently County Code section 4.12.6 (Multifamily Units) requires a particular parking space count based
on unit size and bedroom count. For brevity and clarity I have abbreviated the code to the relative
sections requiring 1.5 spaces for one (1) bedroom units, and 2 parking spaces for two (2) bedroom units.
This would require a total ofd spaces for the proposed 144 units of the Vistas, based upon the current
unit mix. -L , I
As you are aware I'm sure, excess parking throughout the County's developments can bring about
undesired consequences. Consequences which should be avoided where possible. Aside from the
obvious issues such as increased development and maintenance costs, excess parking creates greater
quantities of impervious surface generating unnecessary and avoidable stormwater runoff. In an effort
to minimize such practices, we have examined some of our client's other, similar developments in
Albemarle County, VA. As I am sure you are aware, Management Services Corp. maintains an extensive
list of properties and gathering the metrics below is a routine practice for their internal purposes.
The following, is an analysis of recent and detailed parking needs and provisions at four similar
apartment complexes located in Albemarle County, VA, along with analysis of unit metrics. This chart
demonstrates an actual need of 1.38 parking spaces per dwelling unit and 0.77 parking spaces per
bedroom on average:
(1) Current Utilization Analysis (Source: Internal Collected Data from MSC)
Total Total
(2) Industry Standard Total Spaces Required (Source: ITE)
The Following is an analysis of the expected vehicle counts of an apartment complex based on
generally accepted criteria; ITE Manual, 9th Ed.
ITE manual, for description code 210 (Apartment Buildings) requires traffic generation figures of:
6.65 VPD (Vehicle trips per day) per dwelling unit, or 5.10 VPD per vehicle (depending on the
designer's choice of metric). This ratio, from recognized and accepted data will, by definition,
calculate the expected vehicles per dwelling unit. Further, as this is derived from a traffic
generator, this should include all vehicle traffic including guests and owners. Solving the
VPD/Dwelling divided by VPD/Veh. yields 1.3 Veh./Dwelling.
(3) Industry Standard Total Spaces Required (Source: ITE) Industry Standard
Total Spaces Required (Source: National Apartment Association)
In a recent publication the National Apartment Association (NAA) finds an ever decreasing
parking ratio in newly constructed apartment buildings.(') The increasingly urban nature of the
modern apartment environment is cited as the major contributing factor along with the related
trend away from the overall suburban character for residential development in general. NAA
finds that "mid -rise" parking ratio has declined to 1.27 spaces per unit in 2016 data set. It
should be noted, this is very similar to the actual use findings of similar developments in
Albemarle County, VA.
Assigning this metric to the current unit mix at The Vistas project of 144 units would yield a total
expected parking count of 183 spaces.
21PPP,P
Registered
Occupied
Occupied
Average
Average
Vehicles
Units
Bedrooms
Veh./unit
Veh./Bdrm
Barclay Place
219
158
302
1.39
0.73
North Woods
426
303
608
1.41
0.70
Turtle Creek
561
372
624
1.51
0.90 (peak)
West Gate
329
272
431
1.21
0.76
Current Averages
1.38
0.77
(2) Industry Standard Total Spaces Required (Source: ITE)
The Following is an analysis of the expected vehicle counts of an apartment complex based on
generally accepted criteria; ITE Manual, 9th Ed.
ITE manual, for description code 210 (Apartment Buildings) requires traffic generation figures of:
6.65 VPD (Vehicle trips per day) per dwelling unit, or 5.10 VPD per vehicle (depending on the
designer's choice of metric). This ratio, from recognized and accepted data will, by definition,
calculate the expected vehicles per dwelling unit. Further, as this is derived from a traffic
generator, this should include all vehicle traffic including guests and owners. Solving the
VPD/Dwelling divided by VPD/Veh. yields 1.3 Veh./Dwelling.
(3) Industry Standard Total Spaces Required (Source: ITE) Industry Standard
Total Spaces Required (Source: National Apartment Association)
In a recent publication the National Apartment Association (NAA) finds an ever decreasing
parking ratio in newly constructed apartment buildings.(') The increasingly urban nature of the
modern apartment environment is cited as the major contributing factor along with the related
trend away from the overall suburban character for residential development in general. NAA
finds that "mid -rise" parking ratio has declined to 1.27 spaces per unit in 2016 data set. It
should be noted, this is very similar to the actual use findings of similar developments in
Albemarle County, VA.
Assigning this metric to the current unit mix at The Vistas project of 144 units would yield a total
expected parking count of 183 spaces.
21PPP,P
(4) Assignment and Selection of Design Metric
The following is a projection of the needs of the Vistas at South Pantops using the various data
developed above.
The Vistas anticipates 144 dwelling units and 248 bedrooms.
Using
(a) Current Utilization (Dwelling Unit Average) of 1.38 spaces/DU= 199 spaces.
(b) Current Utilization (Bedroom Average) of 0.77spaces/bdrm= 190 spaces.
(c) Current Utilization (Dwelling Unit Max) of 1.5 spaces/DU=216 spaces.
(d) Current Utilization (Bedroom Max) of 0.9 space/bdrm= 223 spaces.
(e) Industry Standard (ITE derivative) of 1.3 space/DU= 187 spaces.
(f) Industry Standard (NAA derivative) of 1.27 space/DU= 183 spaces.
(5) Other Factors Affecting Parking Needs
Modern high density development, such as an apartment in an urban environment, has recognized that
the existence of mass transportation opportunities has led to a functional reduction in the number of
utilized on-site parking spaces �2). Composite groups and studies, specifically of the Pantops area, call for
various mass transit options to come forward along South Pantops Drive. Options such as bus service
(currently proposed by CAT) and integrated walking networks (such as sidewalks required throughout by
VDOT) would tend to encourage reduction in the per -occupant vehicle counts.
Government too has recognized that the generic standards utilized by conventional zoning practice
tends to require too much parking. (3) The U.S. Environmental Protection Agency, in its Smart Growth
initiative, has identified integrated transportation and land planning, as a principle in protecting human
health and the environment. One of the specific strategies EPA has identified to advance that principle,
is better parking management.
Summary and Conclusion:
Based on this analysis, we find that current utilization of similar projects in Albemarle County, VA
supports a lower parking count metric. This seems to be supported by industry standard ratios between
apartment dwelling units and expected personal vehicles at those same units. Therefore we request
that the calculation factor of 1.5 parking spaces per unit be used in place of County Code section 4.12.6
for determination of the minimum required parking space count at Vistas at South Pantops. This will
31P.,
propose a minimum requirement of 216 parking spaces at the project; roughly a 19.4% reduction from
that required by section 4.12.6.
Please don't hesitate to contact me with any comments or concerns.
Vagincery,
gart, P.E.
For Roudabush Gale & Assoc., Inc.
172 S. Pantops Dr.
Charlottesville, VA 22902
References:
(1) "The Transformation of Parking- Parking Ratios Section"; NAA Publication- 2018, pp3
(2) "Evaluating the Impact of Transit Service on Parking Demand and Requirements"; Rowe, Bae, Shen;
Transportation Research Record 2245
http•//citeseerx ist psu edu/viewdoc/download?doi=10 1.1.841.6276&rep=repl&type=pdf
(3) "Smart Growth and Transportation"; United States Environmental Protection Agency; (Web)
https://www.epa.gov/smartgrowth/smart-growth-and-transportgtion
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