HomeMy WebLinkAboutZMA202100013 Other 2022-03-03 (2)WILLIAMS MULLEN
Direct Dial: 434.951.5700
@williamsmullen.com
February 21, 2022
Mr. Bart Svoboda
Zoning Administrator
Albemarle County
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: Southwood- Parking Reduction Request for ZMA 2021-013
Dear Mr. Svoboda,
We respectfully submit this request for a 29% parking reduction for the Southwood Phase 2. This
request is being made in accordance with Zoning Ordinance Section 4.12.8. We would like to request a
reduction of the parking requirement for multi -family housing only at this time. While it is not known
at this stage how many bedrooms will be proposed, we used the conservative requirement of 2
spaces/unit for a 2-3 bedroom apartment. The parking may be adjusted based upon the number of
bedrooms as needed during site planning, however we would like to have the flexibility to permit a
more modern standard of parking for multi -family units.
This request and demand needed is supported by current planning and zoning practice as well as
market realities. Overabundance of parking results in adverse effects and is counter to other Albemarle
County land use policies and goals such as Climate Action and Storm Water Management. A detailed
parking analysis and study by Timmons Engineering is attached to this request for your review. Below
is a summary of the results of that analysis as well as additional information as it relates to parking
needs for this development.
This reduction request is supported by the following factors:
1. Industry Standard for Total Spaces Required
2. Multi -modal Transportation Opportunities
321 East Main Street, Suite 400 Charlottesville, VA 22902 T 434.951.5700 F 434.817.0977
williamsmullen.com I A Professional Corporation
Expected Unit Type Yield Rate with Required Spaces per the Zoning Ordinance
PARKING REQUIREMENTS & PROVISIONS
Unit Type
Total
Units
Required
Spaces/Unit
Required
Parking Spaces
2-3 Bedroom Apartment
150
2
300
Subtotal
150
2.00
300
Parking Ratios
Total Units:
150
Total Spaces To Be Provided:
225
1.50
Total Spaces Required:
300
2.00
Spaces Deficit:
75
Parking Reduction % Requested
29%
1.) Industry Standard Total Spaces Required (Source: ITE Parking Generation Manual)
The most recent ITE Parking Generation Manual, 51h Edition, for mid -rise Multi -Family Housing
(attached- land use code 221) provides recommended parking ratios based upon the setting of
the development from Center City Core to General Urban/Suburban and including ratios for rail
transit. Given the location of Southwood, using the most conservative area of General
Urban/Suburban but allowing for the transit ratio due to bus service located withing the site, the
average parking supply needed is 1.5 spaces/unit. This aligns with the reduction being requested.
The parking demand per ITE is shown below:
Land Use
Amount
Spaces/Unit
Parking Spaces
Multi -Family (Mid -Rise)- Apartments
150
1.5
225
Total:
150
225
2.) Multi -modal Transportation Opportunities
Southwood is proposing to enhance the multi -modal opportunities in this area. Charlottesville
Area Transit (CAT) provides bus service via Route 3 to the site with a stop within Southwood. The
proposal includes continuing to provide this stop as well as adding another stop within the
development which will include a shelter and bench. The close proximity to multiple transit stops
will make it convenient for residents of Southwood to utilize transit, thereby reducing the number
of necessary on -site parking spaces.
2
In addition, the proposal includes a substantial trail system that will connect to Biscuit Run Park, as
well as providing a dedicated bike lane along Hickory Street enhancing the multi -modal
transportation opportunities.
Summary and Conclusion:
Based on this analysis, we find that given the recent data within the ITE Parking Generation Manual,
the multi -modal improvements that are being provided with the rezoning, and the County's
Stormwater Management and Climate Action goals to reduce impervious area and overall vehicle
miles traveled all support the request for a 29% parking reduction for Southwood.
Thank you for your consideration on the above request.
Please don't hesitate to contact me with any comments or concerns.
Sincerely,
Megan Nedostup
Williams Mullen
Southwood Parking Reduction Request(47099044.1)
3
i
TIMMONS GROUP
YOUR VISION ACHIEVED THROUGH OURS.
February 21, 2022
Albemarle County Community Development
401 McIntire Road
Charlottesville, VA 22902
608 Preston Avenue
Suite 200
Charlottesville, VA 22902
Re: Southwood Redevelopment Phase 2 — Parking Reduction Waiver Request
Project Description and Waiver Request
P 434.295.5624
F 434.295.8317
www.timmons.com
Southwood is currently going through a Rezoning request for its second phase of redevelopment. The
second phase will redevelop the existing trailer park and will feature a mix of housing types and potentially
some non-residential space. The housing type mix may include single family detached units,
townhouses, duplexes, and apartment style housing.
This request for a parking waiver is specific to the multifamily component only and is a request to reduce
the parking required for units with two or more bedrooms to 1.5 parking spaces per unit. The ordinance
requires 2.0 parking spaces for those units currently.
Parking Assessment
Per our review of this site, there are several reasons and justifications that support this request. They
are as follows:
• Per the ITE Parking Generation Manual, apartments with a similar description as this project
(Land Use Code: 221 Low/Mid-Rise Apartments), generate an average peak period parking
demand of 1.23 parking spaces per unit, with the average parking spaces provided at 1.40 per
unit (this is based on a study of 68 sites).
• The Manual goes on to state that suburban apartment complexes with an average between 1.5
and 2.0 bedrooms per unit, generate a peak demand of 98% of the average (1.21 spaces per
unit) and for complexes that average above 2.0 bedrooms per unit, the peak parking demand is
13% greater than the average (1.39 spaces per unit).
• Furthermore, the Manual notes that the 95% confidence interval for required parking of Low/Mid-
Rise Apartments is between 1.10 —1.37 spaces per unit.
• Southwood is currently on Route 3 of the Charlottesville Area Transit (CAT) system. Statistically,
this route has been one of the most used for CAT, running from 6:OOAM—11:45PM, six days per
week. During peak hours the bus stop runs twice per hour, transporting folks to 5"' Street Station,
Willoughby Square Shopping Center, and Downtown Charlottesville, where the ability to transfer
buses is provided.
Based on the data and studies noted in the ITE Parking Generation Manual, as well as the bus service
being provided, it is our recommendation that this site would function and operate appropriately if parked
at 1.50 spaces per multifamily unit (which is slightly higher than the averages reported by the Manual).
This parking reduction will also assist in keeping overall infrastructure costs down, helping the project
with its affordability goals.
Prepared for: Albemarle County Community Development
Prepared by: Craig Kotarski, P.E.
Date: February 21, 2022
Copy: Melissa Symmes (Habitat)
Land Use: 221 Multifamily Housing (Mid -Rise)
Description
Mid -rise multifamily housing includes apartments, townhouses, and condominiums located within the
same building with at least three other dwelling units and with between three and 10 levels (floors) of
residence. Multifamily housing (low-rise) (Land Use 220), multifamily housing (high-rise) (Land Use
222), and affordable housing (Land Use 223) are related land uses.
Time of Day Distribution for Parking Demand
The following table presents a time -of -day distribution of parking demand on a weekday (one general
urban/suburban study site), a Saturday (two general urban/suburban study sites), and a Sunday (one
dense multi -use urban study site).
Beginning
12:00-4:00 a.m.
ParkingPercent of Peak DemandHour
.. ..Sunday
100 100 100
5:00 a.m.
94
99
—
6:00 a.m.
83
97
—
7:00 a.m.
71
95
—
8:00 a.m.
61
88
—
9:00 a.m.
55
83
—
10:00 a.m.
54
75
—
11:00 a.m.
53
71
—
12:00 p.m.
50
68
—
1:00 P.M.
49
66
33
2:00 p.m.
49
70
40
3:00 p.m.
50
69
27
4:00 p.m.
58
72
13
5:00 P.M.
64
74
33
6:00 p.m.
67
74
60
7:00 p.m.
70
73
67
8:00 P.M.
76
75
47
9:00 P.M.
83
78
53
10:00 P.M.
90
82
73
11:00 P.M.
93
88
93
Land Use Descriptions and Data Plots 89
Additional Data
In prior editions of Parking Generation, the mid -rise multifamily housing sites were further divided
into rental and condominium categories. An investigation of parking demand data found no clear
differences in parking demand between the rental and condominium sites within the ITE database.
As more data are compiled for future editions, this land use classification can be reinvestigated.
The average parking supply ratios for the study sites with parking supply information are shown in
the table below.
Setting
Center City Core
Proximity to Rail Transit
Within''/] mile of rail transit
Per Dwelling Unit
1.1 (15 sites)
Per Bedroom
1.0 (12 sites)
Dense Multi -Use
Urban
Within''/2 mile of rail transit
1.2 (39 sites)
0.9 (34 sites)
Not within '% mile of rail transit 1.2 (65 sites)
0.8 (56 sites)
General Urban/
Suburban
Within ''/z mile of rail transit
1.5 (25 sites)
0.8 (12 sites)
Not within '% mile of rail transit 1.7 (62 sites)
1.0 (39 sites)
The sites were surveyed in the 1980s, the 1990s, the 2000s, and the 2010s in California,
Colorado, District of Columbia, Maryland, Massachusetts, New Jersey, New York, Oregon, Virginia,
Washington, and Wisconsin.
It is expected that the number of bedrooms and number of residents are likely correlated to the
parking demand generated by a residential site. Parking studies of multifamily housing should
attempt to obtain information on occupancy rate and on the mix of residential unit sizes (i.e., number
of units by number of bedrooms at the site complex). Future parking studies should also indicate the
number of levels contained in the residential building.
Source Numbers
21, 209, 247, 255, 277, 401, 402, 419, 505, 512, 522, 533, 535, 536, 537, 538, 545, 546, 547, 575,
576, 577, 579, 580, 581, 583, 584, 585, 587
90 Parking Generation Manual, 5th Edition