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Home My WebLink AboutSE202200031 Correspondence 2022-05-11TIMMONS GROUP YOUR VISION ACHIEVED THROUGH OURS. To: Mr. Cameron Langille Principal Planner County of Albemarle Community Development 401 McIntire Rd Charlottesville, VA 22902-4579 From: Thomas Ruff, PE, PTCE RE: Rio Point Parking Reduction Analysis Date: May 10, 2022 Copy: Craig Kotarski, PE (TG); Jessica Denko (TG) Introduction 1001 Boulders Parkway P 804.200.6500 Suite 300 F 804.560.1016 Richmond, VA 23225 www.timmons.com Timmons Group completed a parking analysis for the proposed Rio Point development located in Albemarle County, Virginia. The proposed development will consist of 312 multi -family apartment units and 15 townhouse units, as broken down below: 144 one -bedroom apartments; 134 two -bedroom apartments; 34 three -bedroom apartments; and 15 Townhome units. It should be noted that each of the 15 townhouse units will include two (2) dedicated driveway parking spaces and one (1) garage parking space per unit. The 15 townhouse units will have a total of 45 dedicated parking spaces and are not discussed further in this memo or included in the analysis. The proposed development is planning to provide 528 total parking spaces on site. Removing the 45 dedicated parking spaces for the townhouse units, the total parking spaces available for the apartment units is 483 spaces. 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 Rio Point - Parking Reduction Analysis May la 2o22 Page 1 of 3 Albemarle County Zoning Ordinance .sae. TIMMONS GROUP 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. Table 1: Required Parking — Albemarle County Zoning Ordinance Number of Bedrooms/Unit Any unit of 500 square feet or less One bedroom Two or more bedrooms Parking Spaces/Unit 1.25 1.50 2.00 Per the Albemarle County zoning ordinance, total parking for the site will need to cover 552 parking spaces. The 312 multi -family apartment units will require 552 parking spaces to satisfy the zoning ordinance (144*1.5 + 134*2.0 + 34*2.0). The zoning ordinance (Section 33.9) allows for a developer to request a reduction in the required parking by special exception. 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 220). The average rate for multi -family dwelling units is dependent upon both the number of stories and the number of bedrooms per unit. The majority of the buildings on site are 3-story multi -family buildings, therefore, they are considered "low-rise". The parking spaces per dwelling unit by bedroom is listed in Table 2 below. Using the parking demand per bedroom per unit, the 312 multifamily units at the Rio Point development will require 339 parking spaces. The proposed 483 parking spaces will exceed the parking requirements for the site. Table 2: Required Parking — ITE Parking Generation LAND USE AMOUNT UNITS Parking Rate Parking Sots Multi-FamilyHousing Low -Rise - 1 BR 144 Dwelling Units 0.66 DU 95 Multi-FamilyHousing Low -Rise - 2 BR 134 Dwelling Units 1.32/DU 177 Multi-FamilyHousing Low -Rise - 3 BR 34 Dwelling Units 1.98/1)U 67 TOTAL 312 Dwelling units 339 SOURCE: Institute of Transportation Engineers' Parking Generation Manual 5th Edition (2019) Rio Point - Parking Reduction Analysis May la 2o22 Page 3 of 3 Conclusions � e• TIMMONS GROUP Albemarle County zoning requires 552 parking spaces for the 312 apartment multi -family units. Utilizing the ITE Parking Generation rates for multi -family apartment, the total number of required parking can be reduced to 339 parking spaces dedicated for the multifamily units. The proposed 483 parking spaces will exceed the peak parking requirements for the site. As such, 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. In addition to the peak parking demand detailed above, the Applicant is making significant improvements to the multi -modal connections in the area which will reduce the need to own/park a vehicle at the site. Specifically: • The John Warner Parkway shared -use path runs adjacent and through the proposed site, with connections to Melbourne Road, which provides access to the Rivanna Trail and Charlottesville High School, McIntire Park, McIntire Road, Schenk's Greenway, Downtown Charlottesville. The proposed development will improve sections of the shared -use path on site and provide direct connections to/from new residential land uses. • Rio Road East, to the north of the site, has dedicated bicycle lanes and sidewalks that provide access to Greenbrier Elementary School, US Route 29 • Rio Road West, to the south and east of the site, has dedicated sidewalks that provide access to Pen Park and multiple private schools. The proposed development will improve sections of sidewalk to provide direction connections to the existing infrastructure. • 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 Rio Road West, which will allow access for residents to the greater Charlottesville Area without reliance on vehicular travel. • 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. In addition, the above listed bicycle, pedestrian, and transit existing conditions or proposed improvements will help meet the goals of Albemarle County zoning ordinance 4.12.12 regarding transportation demand management. FHWA research suggests that access to biking/walking and transit options can reduce vehicle trip reductions by approximately 8.5% with no monetary incentives. The 483 total parking spaces will provide 144 spaces more than the expected parking demand (339 spaces). The request for parking reduction from 552 total spaces to 483 total spaces represents a reduction of approximately 12.5% for the Rio Point development.