HomeMy WebLinkAboutZMA202100008 Correspondence 2022-05-27WILLIAMS MULLEN
Direct Dial: 434.951.5700
@williamsmullen.com
February 7, 2022
Revised: April 19, 2022
Lea Brumfield
Senior Planner II
Zoning Division
Albemarle County
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: Old Ivy Residences- Parking Reduction Request for ZMA 2021-008
Dear Ms. Brumfield,
We respectfully submit this request for a parking reduction for the Old Ivy Residences proposed
rezoning. The reduction request is for the multi -family apartment and townhome units only at a rate of
1.35 spaces/multi-family apartment unit and 1.6 spaces/townhome unit. This request is being made in
accordance with Zoning Ordinance Section 4.12.8.
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 apartment development
4. Anticipated Tenancy
323 Second Street SE, Suite 900, Charlottesville, VA 22902 T 434.951.5700 F 434.817.0977
williamsmullen.com l A Professional Corporation
Conceptual Unit Type Yield Rate with Required and Proposed Parking Spaces
While the exact mix of unit types and bedrooms is not yet known at the rezoning stage, the following
chart represents a possible mixture for Old Ivy Residences.
REQUIRED PARKING PER ORDINANCE
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 (with garage)
25
2
50
Single Family Detached (surface parking)
40
2
80
Townhome
47
2
94
Duplex
54
2
108
Total:
911
PROPOSED PARKING
Unit Type
Total
Units
Proposed
Spaces/Unit
Proposed
Required Parking
Spaces
Multi -Family Apartment
324
1.35
437
Single Family Detached (with garage)
25
2
50
Single Family Detached (surface parking)
40
2
80
Townhome
47
1.6
75
Duplex
54
2
108
Total:
751
Total Spaces Required:
911
Total Spaces Proposed:
751
Total Reduction in Spaces:
160
Percent Reduction:
19.25%
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 (low-rise land use code 220) and multi -family dwelling units (mid -rise land use code
221). Low-rise would be considered for apartments, townhomes, and condominiums with three
floors or less and mid -rise is considered for apartments, townhomes, and condominiums with four
and up to ten floors. Old Ivy Residences will contain a mixture of low-rise and mid -rise dwellings
where the apartments are considered mid -rise and the townhomes are low-rise. Per the ITE Manual,
the average rate for mid -rise dwelling units is 1.31 parking spaces/unit, and 1.21 spaces/unit for
low-rise.
2
The proposed 1.35 space/multi-family apartment unit and 1.6 spaces/townhome unit averages out
to provide adequate parking per the ITE Manual for Old Ivy Residences.
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. In addition, the Applicant will provide a multi -use path that will connect to Leonard
Sandridge Road if any needed off -site easements can be obtained. 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 products that fall well under the
Albemarle County parking requirement. These are projects in centrally located neighborhoods of
Charlotte or Raleigh (see attached maps), 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 (< 112
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 as an at-home office or gym, for example. It should also be noted that
the trend, popularity, and realities of on -demand transportation that is frequently used by residents
in the age group we expect to live at Old Ivy Residences results in reduced car ownership.
Additionally, these students will not all be driving to campus, as many students do not have cars,
3
some of whom may be international students - 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 the parking reduction for multi -family apartments (1.35 spaces/unit) and townhomes (1.6
spaces/unit) 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,
( a&vc a 7p, zoa�
Valerie W. Long
Williams Mullen
(46577212.3)
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