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Home My WebLink AboutSE202200017 Correspondence 2022-03-23WILLIAMS MULLEN Direct Dial: 434.951.5700 @williamsmullen.com February 7, 2022 Mr. Bart Svoboda Zoning Administrator Albemarle County Department of Community Development 401 McIntire Road Charlottesville, VA 22902 Re: Old Ivy Residences- Parking Reduction Request for ZMA 2021-008 Dear Mr. Svoboda, We respectfully submit this request for a 20% parking reduction for the Old Ivy Residences proposed rezoning. This request is being made in accordance with Zoning Ordinance Section 4.12.8. While the current site plan calls for 730 parking spaces, representing a 18% reduction, the Applicant is requesting a 20% reduction to allow for flexibility during its site planning process. The Applicant manages a number of similar mixed dwelling rental units around the country and has found that the number of parking needed in this type of development does not align with the requirements of the Albemarle County Zoning Ordinance. 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 3. Applicant's Experience in Garden -style development 4. Anticipated Tenancy 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 1- Bedroom Apartment 138 1.5 207 2-3 Bedroom Apartment 186 2 372 Single Family Detached 40 2 80 Townhome 47 2 94 Duplex 54 2 108 Surfacing Parking Subtotal 465 1.85 Avg. Ratio 861 SFD with Garage (self -parking) 25 2 50 Parking Ratios Total Units: 490 Total Garage Spaces Provided: 25 2.00 50 Total Garage Spaces Required: 25 2.00 50 Total Surface Spaces Provided: 465 1.46 680 Total Surface Spaces Required: 465 1.85 861 Total Spaces (Garage and Surface) Required: 490 1.86 911 Total Spaces (Garage and Surface) Provided: 490 1.49 730 Surface Spaces Deficit: 181 Surface Parking Reduction % Requested 21 % Total Parking (Garage and Surface) Reduction % Requested 20% 1.) Industry Standard Total Spaces Required (Source: ITE Parking Generation Manual) The Institute of Transportation Engineers (ITE) Parking Generation Manual, 51h Edition, contains data on parking demands for specific uses based on studies nationwide, including for multi -family dwelling units (land use code 221). The average rate for multi -family dwelling units is 1.21 parking spaces/unit. The ITE Parking Generation Manual, 51" Edition, does not provide parking rates for single-family detached units. 2 parking spaces per unit was utilized for these units to remain conservative. The parking demand per ITE is shown below: 2 Land Use Amount Units Spaces/Unit Parking Spaces Single -Family Detached 40 Dwelling Units 2 80 Single -Family Detached- Duplex 54 Dwelling Units 2 108 Multi -Family (Low Rise)- Apartments 324 Dwelling Units 1.21 392 Multi -Family (Low Rise)- Townhomes 47 Dwelling Units 1.21 57 Total: 465 637 2.) Multi -modal Transportation Opportunities The Applicant is proposing to enhance the multi -modal opportunities in this area. While bus service is not currently available in this area, the applicant is including a future transit stop should the County, Charlottesville Area Transit (CAT) or the University of Virginia expand service to this area. The applicant is also including a multi -use path along the frontage of the property and has proffered to construction an extension of the path along Old Ivy Road if the land is dedicated by the property owners. The Rivanna Trail will remain on -site and provide a connection to Old Ivy Road and Leonard Sandridge Road. The connection to Leonard Sandridge will allow residents to walk to and from the Darden and Law school and to Barracks Road Shopping Center, which is less than a mile from the development. 3.) Applicant's Garden -Style Pipeline Product The Applicant manages a number of Garden -style multifamily product phase that fall well under the Albemarle County parking requirement. These are projects in centrally located neighborhoods of Charlotte or Raleigh, for example, see table below. The Old Ivy Residences is a modern project and therefore should have parking ratios that are comparable to its other modern projects. The table below represents 4 recent projects in North Carolina with a weighted average parking ratio of 1.45 spaces per unit. Project Location Type Status Units Parking Spaces Parking Ratio Indian Trail Charlotte Garden Construction 350 499 1.43 University city Charlotte Garden Construction 348 507 1.46 Prosperity Charlotte Garden Predevelo ment 300 452 1.51 Parkside Raleigh Garden Predevelo ment 252 353 1.40 4.) Anticipated Tenancy The target consumer for the overall Project will be a mixture of UVA graduate students, young professionals, and empty nesters looking to downsize or move closer to the center of the city. The Applicant anticipates that approximately 87% of the garden style units will be made up of 1 and 2- bedroom units largely comprised of UVA graduate students. The Project is directly adjacent to (< 1/2 mile) both UVA Darden School of Business and University of Virginia School of Law which account for nearly 2,000 graduate students. As the pandemic has changed many tendencies, many students and professionals are choosing not only choosing to live alone, but to rent 2-bedroom units and utilize the second bedroom an at-home office or gym, for example. Additionally, these students will not all be driving to campus, as many students do not have cars - further lessening the demand for parking at the Old Ivy Residences. 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, the County's Stormwater Management and Climate Action goals to reduce impervious area and overall vehicle miles traveled, and the applicant's experience with lower parking ratios for its developments, all support the request for a 20% parking reduction for Old Ivy Residences. Thank you for your consideration on the above request. Please don't hesitate to contact me with any comments or concerns. Sincerely, (/GtePJL[� 7v, zogjG Valerie W. Long Williams Mullen Old Ivy Parking Reduction Request(46577212.2) El i i 1001 Boulders Parkway TIMMONS GROUP Suite300 YOUR VISION ACHIEVED THROUGH OURS. Richmond, VA 23225 To: Bart Svoboda, Zoning Administrator, Albemarle County From: Thomas Ruff, PE, PTOE RE: Greystar — Old Ivy Residences Parking Analysis Date: February 5, 2022 P 804.200.6500 F 804.560.1016 www.timnwrtscom Copy: Bryan Cichocki, PE (TG); Dan Nickerson (Greystar); Megan Nedostup (Williams Mullen) Introduction Timmons Group completed a parking analysis for the proposed Greystar Old Ivy Residences development located in Albemarle County, Virginia. The proposed development will consist of 166 single-family units and 324 apartments, as broken down below: 25 Single -Family Detached lots with garage and parking pad; 40 Single -Family Detached lots without garages; • 54 Duplex units; 47 Townhome units; • 3 Apartment buildings with 60 dwelling units; and 2 Apartment buildings with 72 dwelling units. It should be noted that the 25 single-family detached lots with garages and dedicated parking pads are not included in further parking allowance due to the fact that they will have 2 off-street parking locations provided on property and will not factor in the site parking. They are not discussed further in this memo. The 40 single-family detached lots without garages and the 54 duplex units make up 94 units that were calculated together as single-family units in ITE parking and trip generation. The 47 townhome units were combined with the 324 apartments to make up 371 total multi -family units. Per discussion with the developer, the 324 multi -family apartment units breakdown by bedroom is approximately 138 1-bedroom units (40%) and 186 2+ bedroom units (60%). All 47 townhome units will all be calculated as 2+ bedroom units. The proposed development is planning to provide 680 surface parking spaces and 50 garage parking spaces for a total of 730 total parking spaces on site. The following analysis was completed to determine if the proposed parking spaces will adequately provide for the facilities' parking needs. This memo reviewed the parking required by zoning ordinance and ITE parking generation rates to determine the parking adequacy. CIVIL ENGINEERING I ENVIRONMENTAL I SURVEYING I GIs I LANDSCAPE ARCHITECTURE I CONSTRUCTION SERVICES Greystar — O/d Ivy Residences Parking Analysis February 5, 2022 Page 2 of Albemarle County Zoning Ordinance The Albemarle County zoning ordinance sets the number of required spaces for each land use. In accordance with Section 4.12.6 of the Ordinance, shown below in Table 1, the number of parking spaces per unit for multi -family units is based upon the number of bedrooms. In addition, two parking spaces per unit should be provided for any single-family detached unit. Table 1: Required Parking — Albemarle County Zoning Ordinance Number of Bedrooms/Unit Any unit of 500 square feet or less Parking Spaces/Unit 1.25 One bedroom Two or more bedrooms 1.50 2.00 Per the Albemarle County zoning ordinance, total parking for the site will need to cover 861 parking spaces. The 94 single-family units will require 188 parking spaces to satisfy the 2 spaces per unit. The 324 multi -family apartment units will require 579 parking spaces to satisfy the zoning ordinance (138*1.5 + 186*2.0). The 47 townhome units will require 94 parking spaces to satisfy the zoning ordinance (47*2.0). The zoning ordinance (Section 4.12.8) allows for a developer to request a parking reduction. This request is detailed below. ITE Parking Generation The Institute of Transportation Engineers (ITE) Parking Generation Manual, 5th Edition, contains data on parking demands for specific uses based on studies nationwide, including for multi -family dwelling units (land use code 221). The average rate for multi -family dwelling units is 1.21 parking spaces/unit. The ITE Parking Generation Manual, 51h Edition, does not provide parking rates for single-family detached units. 2 parking spaces per unit was utilized for these units to remain conservative. The parking demand per ITE is shown in Table 2 below: Table 2: Required Parking for Greystar — ITE Parking Generation LAND USE AMOUNT UNIFS Parking Rate Parking Sots Single -Family Detached Housing 40 Dwelling Units 2/DU 80 Single -Family Detached Housing - Duets 54 Dwelling Units 2/DU 108 Multi -Family Housing Low -Rise - Apartments 324 Dwelling Units 1.21/DU 392 Multi -Family Housing Low -Rise -Townhomes 47 Dwel ing Units 1.21/DU 57 TOTAL 465 Dwelling units 637 Greystar - O/d Ivy Residences Parking Analysis February 5, 2022 Page 3 of Conclusions Albemarle County zoning requires 861 parking spaces, with 188 parking spaces for the 94 single- family detached without garage and duplex units, 579 parking spaces for the 324 apartment multi -family units, and 94 parking spaces for the 47 townhome multi -family units. Utilizing the ITE Parking Generation rates for multi -family apartment and townhome units, the total number of required parking can be reduced to 637 parking spaces, with only 449 parking spaces for the multifamily units. Per Albemarle County zoning ordinance Section 4.12.8, the Applicant is requesting a parking reduction for the multi -family units of the proposed development. This request is supported by current planning and zoning practice, as well as market realities. The Applicant has sufficient standing to request a parking reduction based on the following reasons: • The Rivanna Trail runs adjacent and through the proposed site, with connections to Old Ivy Road and Leonard Sandridge Road. The proposed development will improve sections of the Trail and provide direct connections to/from new residential land uses. • The proposed development will provide bike storage facilities throughout the site that will encourage less reliance upon vehicular travel. • The proposed development includes dedicated space for a future transit stop along Old Ivy Road, which will allow access for residents to the greater Charlottesville Area without reliance on vehicular travel. • The access easements between the proposed development, University Village, and Leonard Sandridge Road will allow non -vehicular access for residents to/from the University of Virginia and other areas of importance to the east. • Albemarle County zoning ordinance allows multi -family residential land uses allows for a reduction to 1.25 parking spaces per bedroom (down from 2 spaces) to account for the potential student population utilizing multi -modal transportation, including transit, walking, and biking options. This location is in close proximity to the University of Virginia and will attract residents that are likely to travel during off-peak times and utilize multi - modal options when available. The City of Charlottesville allows for similar parking reductions for student -oriented populations. • Overabundance of parking results in additional and unnecessary pavement which has adverse effects and is counter to other Albemarle County land use policies and goals such as Climate Action and Storm Water Management. • The Applicant manages a number of similar mixed dwelling rental residential developments and has found that the number of parking needed in this type of development does not align with the requirements of the Albemarle County Zoning Ordinance. The proposed development is planning to provide 680 surface parking spaces and 50 garage parking spaces for a total of 730 total parking spaces on site. The 730 total parking spaces will provide 93 spaces more than the minimum utilizing the ITE Parking Generation rates (637 spaces). The request for parking reduction from 861 total spaces to 730 total spaces represents a reduction of 18% for the Old Ivy Residences rezoning.