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Home My WebLink AboutSDP202100037 Request of Modification, Variance, Waiver Initial Site Plan 2021-07-16SHIMP ENGINEERING, P.C. Design Focused Engineering July 16, 2021 Kevin McCollum, County Planner County of Albemarle Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia22902 RE: SDP202100037 South Pantops Townhomes Parking Study I Request for Parking Reduction per Sec.4.12.12 Dear Mr. McCollum, On behalf of the Applicant for SDP2021-37, an initial site plan known as "South Pantops Townhomes," we hereby request a parking reduction in accordance with Sec.4.12.12. This parking study is provided in support of this reduction request and demonstrates how Transportation Demand Management (TDM) tools reduce the number of parking spaces required to serve the proposed 40-unit townhome development. Per the Albemarle County Zoning Ordinance, "TDM tools include, but are not limited to, mass transit, car pooling, and park and ride lots." Per Section 4.12.6, multifamily units, including townhouses, shall provide for a minimum of two (2) parking spaces per unit, for each unit with two or more bedrooms and "if parking is provided on individual lots... rather than in lots or bays that are shared by all units in the development, then one guest space per four units shall be provided." Following discussions with County Staff regarding comment 4 from the comment letter dated June 9, 2021, we were informed the County expects guest parking spaces to be provided in areas other than on individual townhome lots, such as on - street or in shared bays. Comment 4 states, "please provide one guest parking space per every four units. There does not appear to be adequate width along the street to provide on -street parking. Where is guest parking proposed?' Although our interpretation differs from Staffs in that the Zoning Ordinance does not specify the location of guest parking and we believe required spaces may be provided on individual lots, we respectfully request review of this parking reduction request in accordance with Sec.4.12.12 which specifically requests a reduction from two (2) required parking spaces within the development. 912 E. High St. Charlottesville, VA 22902 1434.227.5140 1 shimp-engineering.com With this 40-unit townhome proposal, Section 4.12.6 would necessitate that each unit is served by two (2) parking spaces with an additional ten (10) guest parking spaces, for a total of 90 required parking spaces within the development. The proposed development design provides for the two -space per unit requirement on individual townhome lots as each unit will have a two -car garage and an 18'xl8' driveway leading to the garage, for a total of four (4) spaces per unit on each individual lot. Eight (8) guest spaces are provided within a common parking bay, adjacent to Lot 12. As aforementioned each lot will have four (4) spaces and so although two (2) required guest spaces are not provided in the shared parking bay to meet the ten (10) guest space requirement, there will be parking to accommodate 168 vehicles within the development ((40 units x 4 spaces) + 8 guest spaces in shared bay)). ACS DATA - TDM: Data available from the American Community Survey (ACS) 5-Year Estimates provide support for a reduction to parking minimums required by 4.12.6 by utilizing Transportation Demand Management tools, as ACS data demonstrates that people utilize modes of transportation other than an individually occupied personal vehicle.' For workers aged 16 years and over in households in Census Tract 105 in Albemarle County, which includes the Pantops area and this development site, the following commuting patterns were reported: • Carpool: 2.6% of individuals reported carpooling • Public Transportation:.9% of individuals reported taking public transportation • Walked:.6% of individuals reported walking to work • Taxicab, motorcycle, bicycle, or other means: 4.5% of individuals reported taking taxicab, motorcycle, bicycle, or other means to work • TOTAL: 8.6% of individuals reported commuting to work by means of transportation other than an individually occupied vehicle 'Table: B08141 "Means of Transportation to Work by Vehicles Available" 2019 ACS 5-Year Estimates httys://data. census. aov/cedsci/table?t=Transnortation&a=0500000US51003 1400000US51003010500&dd=ACSD T5Y2019.1308141 This data demonstrates that individuals living within Census Tract 105 in Albemarle County are utilizing alternative modes of transportation and it is likely that individuals who live in the South Pantops Townhomes community will adopt similar commuting trends as their neighbors elsewhere in Census Tract 105. This Census Tract is increasingly urbanizing to develop in a manner that is consistent with recommendations called for in the Pantops Master Plan which will promote increased walkability, density, connectivity, and access to alternative transportation modes and networks. The 2% reduction in required parking spaces is reasonable given that there is data to support that in this census tract 8.6% of workers are utilizing TDM tools for their commutes. PUBLIC FACILITIES AND TRANSPORTATION (MASS TRANSIT): In addition to on -site development, South Pantops Townhomes proposes a public sidewalk along the property frontage of South Pantops Drive, contributing to the overall Pantops pedestrian network. South Pantops Drive features a complete sidewalk network on the opposite side of the street from the project, from Riverbend Drive to State Farm Boulevard, allowing for adequate pedestrian circulation throughout the area. Moreover, the existing sidewalk network provides connections to three Route 10 Charlottesville Area Transit bus stops within a ten-minute walking shed of the South Pantops Townhomes site. TRIP GENERATION: ITE Trip Generation estimates demonstrate that there are 293 daily trips affiliated with this 40 unit townhome community; this translates to 7.3 vehicle trips per day (VTPD) per unit. TRIP GENERATION MANUAL 10"' EDITION AM PM DAILY Use ITE QTY IN OUT TOTAL IN OUT TOTAL TOTAL Description Multi -Family 220 40 4 14 18 14 8 22 293 Housing (Low - Rise ITE Trip Generation estimates from the 10`h Edition Trip Generation Manual indicate that there would be 448 daily trips affiliated with a 40-unit single family detached community, or 11.2 trips per unit. Despite this higher trip generation for single family detached units when compared to townhome units, which is likely attributable to more vehicles entering and exiting the community, the Albemarle County parking requirements for single family detached units and townhome units with 2 or more bedrooms are the same at 2 spaces per unit. Given that the townhome unit type generates considerably less trips than single- family detached units, we find that a reduction in two (2) required guest spaces is founded and that there is no trip generation data to support that townhomes will generate more trips and relatedly, require more parking than single family detached units. In consideration of the 160 total on -lot parking spaces, the eight off -site guest spaces, ACS data demonstrating residents utilize alternative forms of transportation, and ITT- trip generation estimates, the intent of providing one guest space for every ten units is achieved within South Pantops Townhomes. Guests of residents would be adequately served by parking provided on residential lots and within the shared parking bay. Thank you for your time and consideration of this request. Please feel free to contact me with any questions or comments. Best regards, Kelsey Schlein Shimp Engineering, P.C.