HomeMy WebLinkAboutZMA202100001 Special Exception 2021-10-18SPECIAL EXCEPTION REQUEST NARRATIVE
ZMA-2021-00001
January 19, 2021, resubmitted July 19, 2021, resubmitted October 18, 2021
REQUEST
Zoning References
1.
Modification to the parking requirement for all residential
4.12.6
uses related to ZMA 2021-0001 specifically related to
4.12.2(c)
Phase 2
REASONS AND JUSTIFICATIONS BEHIND THE REQUEST
On behalf of Dickerson Ridge, LLC (the "Applicant') we respectfully request a Special Exception
to the Albemarle County Zoning Ordinance requirement for parking described in Section 4.12.6.
Willow Glen Phase 2 will provide approximately 308 multi -family units composed of (74) 1-
bedroom, (156) 2-bedroom and (78) 3-bedroom units (which is subject to change).
The Applicant request a modification of the parking regulations in accordance with Chapter 18
Section 4.12.2(c). Based on experience with similar projects and because this project is within
easy bicycling/walking distance to many services in the area, we feel the overall parking
requirements can be reduced from Ordinance requirements and better serve public health,
safety and welfare.
Sheet Z5, titled, Illustrative Plan within our Rezoning Amendment Application illustrates the
locations and quantity of parking spaces provided.
Based on Section 4.12.6, the 308 multi -family units are required to have the following spaces:
Number of Bedrooms/Unit
Parking Spaces/Unit
Phase 2
Total
Any unit of 500 sf or less
1.25
0
0
One bedroom
1.50
74
ill
Two or more bedrooms
2.00
234
468
Total Required:
579
Multi -family communities often employ different strategies when it comes to parking. Some offer
residents one assigned space in the general vicinity of their units while others follow the first -
come, first -served regime for all spaces. Breeden Development, the contract purchaser, owns
and operates approximately 45 similar properties in Virginia. Drawing upon its experience with
these similar apartment projects, the Applicant has found that not all the residents will be home
at the same time or have an equal number of cars per bedroom or unit. For instance, students
have different schedules and lifestyles than older people; young entrepreneurs might be able to
afford a 3-bedroom unit but only have one car; while some residents will work at home, walk or
bike. Furthermore, family sizes will differ and therefore have different work schedules freeing up
parking at different times.
In addition, sidewalks and trails will be provided throughout the project and connect the
residents to the amenities throughout the site in a safe manner. Sidewalks are also provided to
connect to Phase 1 and then beyond to other adjacent properties and nearby commercial
developments. Hollymead Towncenter is less than 0.7 mile (or 13 minutes) when walking and
shorter when bicycling using the designated bike lanes along Towncenter Drive. Furthermore,
as the envisioned Places29 Neighborhood Service Center develops at the intersection of
SPECIAL EXCEPTION REQUEST NARRATIVE
ZMA-2021-00001
January 19, 2021, resubmitted July 19, 2021, resubmitted October 18, 2021
Towncenter Drive and Dickerson Road, we can speculate that fewer vehicular trips will be made
to these services and more biking and walking trips will be made.
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Figure 1: Illustration of connectivity from project to the existing bike/sidewalk networks accessing nearby services
The community's clubhouse and fitness center serve only the residents so dedicated spaces are
not warranted for these uses as they are readily accessible via sidewalks.
Lastly, according to the 5)h Edition of the ITE Parking Generation Manual, multifamily rates in
the 85ih percentile demand 1.47 spaces per unit. This is obviously less than what Albemarle
County requires (2.0 spaces per unit) for two (2)+ bedrooms. If applied, the results are the
following:
Number of Bedrooms/Unit
Parking Spaces/Unit
Phase 2
Total
Any unit of 500 sf or less
1.47
0
0
One bedroom
1.47
74
109
Two or more bedrooms
1.47
234
344
Total Required:
453
Fewer Spaces Required:
126
For these reasons we believe a parking reduction modification is justified. Therefore, we would
like to request a modest five (5) percent reduction. Of the five hundred seventy-nine (579)
spaces required per the Code our request would reduce this number by no more than thirty (30)
spaces in Phase 2 in order to provide some flexibility in the design and during the site plan
process.
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