HomeMy WebLinkAboutSE202200046 Correspondence 2022-07-08WILLIAMS MULLEN
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December 6, 2021
Mr. Bart Svoboda
Zoning Administrator
Albemarle County
Department of Community Development
401 McIntire Road
Charlottesville, VA 22902
Re: Heritage on Rio- Parking Reduction Request for ZMA 2021-011
Dear Mr. Svoboda,
We respectfully submit this request for a 20% parking reduction for the Heritage on Rio proposed rezoning.
This request is being made in accordance with Zoning Ordinance Section 4.12.8.
The Applicant manages a number of multi -family residences 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.
This reduction request is supported by the following factors:
1. Availability of transit to the site.
2. Multi -modal access to surrounding area and services
3. Industry Standard for Total Spaces Required
The following is an analysis of required and provided parking within the project based on unit type, information
regarding the availability of transit, multi -modal access, and the industry standard for parking spaces required.
1.) Expected Unit Type Yield Rate with Required Spaces per the Zoning Ordinance. Please note that the
request is for a higher percentage than may be needed so that flexibility can be made during the site plan
process.
Unit Type
Total
Units
Required
Spaces/Unit
Required
Parking Spaces
1- Bedroom Apartment
109
1.5
163.5
2-3 Bedroom Apartment
141
2
282
Total Spaces Required:
447
Total Spaces To Be Provided:
375
Total Spaces Not Provided:
72
*Percentage Difference:
19%
*The percentage difference noted in the above chart aligns with the industry standard of 1.5 spaces/unit.
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December 6, 2021
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2.) Availability of transit
The Charlottesville Area Transit (CAT) provides bus service via Route 5 to the site with a stop along Rio
Road immediately adjacent to the property. The proposal includes relocating and improving this stop to
provide a shelter and bench. There are a number of additional stops within walking distance of the
property, including one immediately across the street and one at the corner of Rio Road and Berkmar
Drive. The close proximity to multiple transit stops, with the proposed improved stop, will make it
convenient for residents of the Heritage to utilize transit, thereby reducing the number of necessary on -site
parking spaces.
3.) Multi -modal access to the surrounding area and services
Sidewalks and bike lanes are provided along Rio Road to allow residents of the proposed development to
walk or bike to nearby services and amenities within the Rio29 area including the Northside Library,
Oakleigh's Veteran Memorial Park, and even using the existing bike lanes on Berkmar Drive to reach the
nearby shopping center, Rio Hill. In addition, the development is enhancing these modes by providing a
multi -use path along the entire frontage of the property. Please reference project narrative for additional
information.
4.) 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)
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 Heritage on Rio, using
the most conservative area of General Urban/Suburban but allowing for the transit ratio due to the
proximity of the bus service to the site, the average parking supply needed is 1.5 spaces/unit. This aligns
with the reduction being requested.
Summary and Conclusion:
Based on this analysis, we find that given the availability of transit, multi -modal access to the surrounding area
and services, and the recent data within the ITE Parking Generation Manual all support the request for a 20%
parking reduction for the Heritage on Rio.
Please don't hesitate to contact me with any comments or concerns.
Sincerely,
v &Iee v(/, zoaL
Valerie W. Long
Williams Mullen
Heritage Parking Reduction Request(46618552.1)
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).
Hour Beginning
12:00-4:00 a.m.
Percent of Peak Parking Demand
Weekday SaturdaySunday
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.
Center City Core
ProximitySetting
Within '/z mile of rail transit
1.1 (15 sites)
..
1.0 (12 sites)
Dense Multi -Use
Urban
Within '/z 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 i