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Home My WebLink AboutSDP201900012 Application 2019-03-0530 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com March 4, 2019 Mr. Bart Svoboda Chief of Zoning County of Albemarle Department of Community Development 401 McIntire Road Charlottesville, VA 22902 RE; Stonefield — Block D2 — Phase Two — Parking Reduction Request Albemarle County TMP 61W-03-D2A, 22-61 AND 90-104 Dear Bart, This is a request for a parking variation to allow a 35% reduction in the minimum number of required parking spaces for the above -referenced project. The request is being made in accordance with Zoning Ordinance Section 4.12.8, and as permitted by the Code of Development for Albemarle Place (Code Section 5. Parking and Loading, p. 31, paragraph 2). The 35% reduction request is supported by four major factors, including: 1. Shared parking of the residential and office uses. 2. Availability of mass transit to the site. 3. Walkability and "bikeability" of the Stonefield shopping center and surrounding area. 4. Reduced car ownership of renters. Although the above factors may alone justify a 35% reduction, the parking ratio used to establish the baseline in the COD, or Base Parking Ratio, is 20% higher than the rates published in Shared Parking by the Urban Land Institute. Shared Parking is regarded as an authority on all matters related to shared parking and is referenced in the Code of Development. Shared Parking describes the Base Parking Ratio with the term "cornfield" rate, defining a project as a free-standing land use in an area with little or no transit and only weak pedestrian connections with other uses. In contrast, Stonefield has a strong transit program with bus service throughout the shopping center, including along the site frontage with Inglewood Drive and Hydraulic Road. Pedestrian connections are made throughout Stonefield and adjacent the subject parcel with concrete sidewalks, crosswalks and curb ramps. Notwithstanding the Base Parking Ratio used in the Code of Development, the following describes the four major factors in justifying the reduction: 1. Shared Parking The proposed residential and office use have offsetting peak -hour parking demands. This provides an approximate 17% reduction in the required number of parking spaces based on an analysis of the Shared Parking Time -of -Day Reduction Factor as found in Shared Parking, fable 2-5 (pp. 16-17). See 1�Page 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com s�o Appendix A for site parking tabulations and Appendix B for an analysis of Table 2-5, deriving the 17% reduction factor. 2. Availability of mass transit The Charlottesville Area Transit (CAT) provides bus service within 450 feet of the site on District Avenue and on Commonwealth Drive following construction of the pedestrian link as shown on the Site Plan. Availability of mass transit reduces parking demand by up to 10%. BUs T i Ex E3 E3 E3 ... ...... ... .. . E3 I PHASE 1 126 * TO HYDRA T ` T PHASE 2 C . BLOCK D2 ;ROAD BUS STOP AT �r REGALCtNElow mom I1A - MIMED -USE .... t BUS STOP Map Showing Nearby Bus Stops 3. Walkability and Bikeability of the site The Shops at Stonefield consists of existing retail stores, a grocery store, movie theater, office space, restaurants, apartments and is located adjacent Northrop Grumman, a major employer in the County. This mix of uses in the Development Area presents employment opportunities for residents who can walk or bike to work and may reduce the parking demand by up to 10%. To improve the connectivity of the site, the owner is constructing a pedestrian stairwell and bike ramp connection to the adjacent shopping center at the intersection of Hydraulic Road and Commonwealth Drive. This will allow more convenient access for residents on Commonwealth and Turtle Creek Condominiums, and will also serve as a means for apartment residents at Stonefield to more conveniently access employment areas along Commonwealth Drive, Greenbrier Drive, and Berkmar Drive. 21 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com s�o Finally, a bicycle trail connection is planned by County Transportation that will connect Stonefield with the east side of Seminole Trail via a flyover connection with Zan Road, which will create additional non -automobile commuting opportunities. 4. Reduced Car Ownership of Renters A significant trend in developments is to create live/work/play environments, typified by the Shops at Stonefield. Another trend is to place mass transit nearby. The result of combining these trends is fewer car trips. To recognize this, the Institute of Transportation Engineers has separated residential uses into a number of different categories including adding Use Group 221, Low -Rise Apartments. The average parking ratio for a suburban low-rise apartment is 1.2 spaces per unit (see Table 4-19 from Shared Parking below) which represents a 31% reduction in the COD base parking ratio of 1.75 spaces per unit. For comparison, this represents a 20% reduction in the ULI "cornfield" base parking ratio of 1.5 spaces per unit. Peak -Hour Parking Accumulations at Residential Land Uses (Spaces/Dwelling Unit) Locatcr 85th Pvwti* Awap Ratio Saw= T r 110,* V CWV ►a10+ 3«C et (210) lteldd tin-k LOW-0sc Torir Q�q i221) &AubM &Aur�n Subsbm Urban 167-' 104-1.96 0 68 -1,94 0 -1.43 1.78 1.68 W6 1.17 too IM Table 4-19 — Shared Parking, by ULI urtm 152 The alternatives presented above to justify the parking reduction also meet the requirements listed under Zoning Ordinance Section 4.12.8, to wit: 4.12.8. Shared parking allows parking spaces to be shared among two (2) or more uses that typically experience peak parking demands at different times and is located on the same lot or on nearby lots. Because parking spaces are shared, the total number of parking spaces that would otherwise be required may be reduced. In addition to all other applicable requirements of this section, the following requirements shall apply to shared parking: a. Types of alternatives. The parking alternatives consist of street parking, as provided in section 4.12.9. shared parking, as provided in section 4.12.10, off -site stand alone 31 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com S�O parking, as provided in section 4.12.11, and other reductions resulting from the provision of mass transit or other transportation demand management tools. Street Parking : Per Z.O. 4.12.9. street parking may count toward the parking requirement for a lot if the space abuts the lot. The 18 parallel spaces along the private street, Inglewood Drive, are directly adjacent to Block D2. These spaces were counted to meet the parking requirement for Block D2 on the approved Site Plan SDP 2014-00070 and have not been counted to meet the minimum parking requirement of Hyatt or any other use. Shared Parking : Shared parking is being provided per Z.O. 4.12.10. As shown in the parking tabulations in Appendix A, ten (10) tandem parking spaces located in the parking garage have not been counted toward the number of shared parking spaces. These spaces will be reserved for rental - occupied units. Other reductions: The other reductions including mass transit, walkability/bikeability of the site, and demographics of the population (renters vs. owners) are transportation demand management tools which are allowed alternatives as described in Shared Parking. b. Combination of alternatives. One or more parking alternatives may be used in combination with one another or with on -site parking to attain the minimum number of required parking spaces. Combining the four alternatives will attain the minimum number of required parking spaces. C. Provision of means for safe movement. Sidewalks and other means for permitting safe movement of pedestrians between the parking area or spaces and the use or structure they serve shall be provided. As part of site plan approval, the owner will provide adequate infrastructure to allow the safe, unencumbered movement of pedestrians and bicyclists, including the connection toward Commonwealth Drive. d. Parking not to be separated from use by major roads. No parking area or spaces shall be separated from the use or structure they serve by a street whose classification is greater than a major collector, unless safe and convenient access is provided from the parking area or spaces to the use or structure and is approved by the director of planning and community development. All parking can be accessed from the property without the need to cross major roads. The reduction in the number of minimum required spaces by shared parking and other techniques was envisioned as an element of the Code of Development that would be best addressed at the time of site plan approval when the uses and parking program could be more clearly evaluated. The residential and office uses have offsetting peak parking demands and are compatible for shared parking arrangements. Other factors including the availability of mass transit, walkability and bikeability of the site, and the reduced car ownership of renters are also considered. Finally, the actual parking 4 1 P a g e 30 Scale, LLC 871 Justin Drive, Palmyra, VA 22963 Ph. 434.242.2866 mike@30scale.com rates published in the COD are approximately 20% higher than industry standard as established by the Urban Land Institute's publication, Shared Parking. The benefits of a parking reduction include greater flexibility and creativity in design, higher density in the development area, and reduction of excess impervious paving surface. Please feel free to call me if you have any questions or would like additional information regarding this request. Sincerely, Cc: John Regan, The Christopher Companies Randy Steck, The Christopher Companies attachments 51Page APPENDIX A Site Parking Calculations REQUIRED PARKING SPACES - BASED ON COD RATES APARTMENTS, RENTAL, LOW-RISE 160 UNITS COD APARTMENT PARKING RATE 1.75 SPACES/UNIT APARTMENT PARKING SPACES REQUIRED 280 SPACES 35% REDUCTION 182 SPACES OFFICE/RETAIL RATE PER COD 4.5 SPACES/1,000 SF OFFICE GSF 20,000 GLA OFFICE GLA (0.8 X GSF) 16,000 GLA OFFICE/RETAIL SPACES REQUIRED 72 SPACES 35% REDUCTION 47 SPACES TOTAL SPACES REQUIRED WITH 35% REDUCTION 229 SPACES PROPOSED NUMBER OF PARKING SPACES 241 SPACES PROPOSED NUMBER OF NON -SHARED PARKING SPACES 10 SPACES NET PROVIDED NUMBER OF PARKING SPACES 231 SPACES And, for the purposes of comparison to base rates published by ULI: REQUIRED PARKING SPACES - BASED ON ULI BASE RATES {"CORNFIELD" RATES} APARTMENTS, RENTAL, LOW-RISE 160 UNITS BASE PARKING RATE 1.50 SPACES/UNIT APARTMENT PARKING SPACES REQUIRED 240 SPACES 35% REDUCTION 156 SPACES OFFICE/RETAIL RATE PER COD 3.5 SPACES/1,000 SF OFFICE GSF 20,000 GLA OFFICE GLA (0.8 X GSF) 16,000 GLA OFFICE/RETAIL SPACES REQUIRED 56 SPACES 35% REDUCTION 36 SPACES TOTAL SPACES REQUIRED WITH 35% REDUCTION 192 SPACES PROPOSED NUMBER OF PARKING SPACES 241 SPACES PROPOSED NUMBER OF NON -SHARED PARKING SPACES 10 SPACES NET PROVIDED NUMBER OF PARKING SPACES 231 SPACES NET SURPLUS NUMBER OF SPACES 39 SPACES APPENDIX B Shared Parking Analysis for Residential and Office Uses 0 N N N N !� a 000 00 ao Co 0000 0 0000 IR � r• N cs� � M N N oo 00 � r` N N c N Cn C N N �• ^ N CO *-+ 0 I,%% 0 N N N .•.. 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