HomeMy WebLinkAboutSDP200800174 Review Comments Preliminary Site Plan 2009-01-29C OF ALg�
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County of Albemarle
Department of Community Development
Memorandum
To: Megan Yaniglos, Senior Planner
From: John Shepherd, Manager of Zoning Administration
Division: Zoning Division
Date: January 29, 2009
Subject: SDP - 2008 -174 Old Trail Village- Block 2 Preliminary Plan
Variation Request
The applicant has requested a variation from the application plan in order to eliminate a
portion of Brookley Drive. I have determined that this request is eligible for variation in
accord with Section 8.5.5.3.a.5 which permits the director of planning and community
development to approve minor variations to street design. He will make the final decision
on this request.
Shared Parking Study
The applicant has also proposed shared parking between Blocks I and 2. The request
requires additional information in order to meet the standards set forth in Section
4.12.2.c & 4.12.10 which are attached. The request must address the applicable
provisions of these sections and also must cover the following particular issues.
The code of development for Block 1 permits a variety of uses including retail,
office, churches and commercial recreation to name a few. We have accepted
the premise that residential and office uses have sufficiently different peak hours
to warrant shared parking between these uses. We are not persuaded that retail
and residential uses meet this criterion. The parking study must address the
issue that the potential uses developed in Block 1 will generate different parking
demands and peak periods. It is recommended that the study include reference
to ITE parking standards.
2. In order to qualify as a congregate care facility requiring 1 space per unit plus a
space for each employee it must meet the definition provided below. Otherwise it
is multi - family for the elderly requiring 1.25 spaces per unit. This must be clarified
on the site plan.
3. The parking serving the assisted living beds and the employees are considered
to be commercial- not residential.
4. Be aware that the minimum design standards of section 4.12.16 will apply to the
garages unless waived under the process established in section 4.12.2.c.
4.12.2 APPLICABILITY
c. Modification or waiver. The limitation on the maximum number of parking spaces required
by subsection 4.12.4(a) and the design requirements in sections 4.12.15, 4.12.16, 4.12.17,
4.12.18 and 4.12.19 may be modified or waived, and in any commercial or industrial zoning
district the minimum number of parking spaces required by section 4.12.6 may be modified,
in an individual case if the zoning administrator finds that the public health, safety or welfare
would be equally or better served by the modification or waiver and that the modification or
waiver would not otherwise be contrary to the purpose and intent of this chapter.
1. For each request to modify the minimum number of parking spaces required by section
4.12.6, the developer shall submit a study prepared by a transportation planner, traffic
consultant, licensed engineer or architect justifying the modification. The study shall
include the following: (i) a calculation of the number of off -street parking spaces required
by section 4.12.6; (ii) the total square footage of all uses within the existing and proposed
development and the square footage devoted to each type of use therein; (iii) trip
generation rates expected for the uses within the existing and proposed development; (iv)
data pertaining to a similar use or uses and the associated parking needs; (v) the
developer's plan to provide alternative solutions to off - street parking on the lot; (vi) the
developer's plan to provide incentives for employees to use transportation modes other
than single- occupancy motor vehicles; and (vii) an amended site plan, or if no site plan
exists, a schematic drawing, demonstrating that the number of off - street parking spaces
required by section 4.12.6 can be established on the lot, and showing which spaces would
not be established if the modification is granted.
4.12.10 SHARED PARKING
Shared parking allows parking spaces to be shared among two (2) or more uses that typically
experience peak parking demands at different times and is located on the same lot or on nearby
lots. Because parking spaces are shared, the total number of parking spaces that would otherwise
be required may be reduced. In addition to all other applicable requirements of this section, the
following requirements shall apply to shared parking:
a. Authority to reduce aggregate number of parking spaces. The zoning administrator may
reduce the aggregate minimum number of required parking spaces, provided that each use
participating in the shared parking experiences peak parking demands at different times. The
zoning administrator shall base this decision on the particular circumstances of the
application.
b. Parking study. Before making the decision to allow shared parking and to reduce the
aggregate number of parking spaces, the zoning administrator may require the applicant to
submit a parking study to determine the peak parking demand periods or other information
needed to determine the viability of shared parking under the particular circumstances of the
application.
c. Effect of reserved parking spaces. Parking spaces reserved for specific individuals or classes
of individuals shall not be counted toward the parking spaces that could be shared, except for
those spaces designated and marked for use only by handicapped persons.
d. Maximum reduction. The aggregate number of parking spaces required for all uses
participating in the shared parking shall not be reduced by more than thirty -five (35) percent.
Congregate care facility: A residential facility for persons who are elderly or of impaired
functional ability. Such facilities are characterized by a variety of elements that include common
dining, social and recreational features, special safety and convenience features designed for the
needs of the elderly, such as emergency call systems, grab bars and handrails, special door
hardware, cabinets, appliances, passageways, and doors designed to accommodate wheelchairs. A
congregate care facility must provide on an appropriate, regular basis at least two of the following
to qualify for the parking standard: meal services, transportation, housekeeping or organized social
activities. (Added 2 -5 -03)