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Home My WebLink AboutSDP200800174 Legacy Document 2009-02-20• COUNTY OF ALBEMARLE Department of Community Development 401 McIntire Road, North Wing Charlottesville, Virginia 22902 -4596 Phone (434) 296 -5832 Fax (434) 972 -4126 February 19, 2009 Scott Collins Collins Engineering 800 E. Jefferson Street Charlottesville, VA 22902 RE: Old Trail Village, Blocks 1 & 2 Shared Parking Analysis Dear Mr. Collins: You have provided a parking analysis that supports the provision of 454 parking spaces to serve Blocks 1 & 2 in Old Trail Village. Proposed Block 1 uses include 78 residential units, 20,898 square feet of gross leasable area of restaurant/retail, 20,898 square feet of gross leasable area for office and 7,216 square feet for an athletic facility. A facility for the elderly is proposed for Block 2 consisting of 40 assisted living beds and 78 congregate care dwelling units and 40 employees. I agree with the conclusion of your Parking Analysis, dated February 10, 2009, that a shared parking arrangement utilizing 454 parking spaces to serve the proposed uses is reasonable. This is based primarily on the difference in peak demand for parking between the office use and the residential, restaurant/ retail & athletic facility uses described below. I also found it to be significant that this is a reduction of 18.6% which is considerably less than the 35% allowed by the ordinance in section 4.12.10.d. The basis for this approval is further explained as follows: 1. The zoning ordinance requires 430 spaces for Block 1 (assuming the shopping center standard for developments containing between 200,001 and 600,000 gross leasable area) and 128 spaces for Block 2 based on section 4.12.6. Block 1: 78 Dwelling Units- 156 spaces 20,898 s.f. Restaurant/ Retail- 4.5/1000 s.f. 94 spaces 20,898 s.f. Office- 1/200 net s.f. 84 spaces 7216 s.f. Athletic Facility- 1/75 s.f. 96 spaces Total 430 spaces Scott Collins February 19, 2009 Page 2 Block 2: 78 Congregate Care Units - 40 Assisted living beds - 40 Employees- Total 1 /unit 78 spaces 1/4 beds 10 spaces 1 /emp. 40 spaces 128 spaces Total required spaces per zoning ordinance for Block 1 & 2 = 558 Total provided spaces on Blocks 1 & 2. 454 Deficit 104 Percentage of reduction 18.6% This calculation does not include a reduction of required parking based on sharing between staff and congregate care residential units. 2. Your analysis of the highest total parking demand, based on ULI figures, is 474 spaces required for Block 1 on weekends in December. This figure, plus 128 spaces for Block 2, indicates a peak total demand of 602 spaces. This results in a deficit of 148 spaces. The percentage of this reduction is 24.5 %. This figure is less than the 35% limit on shared parking and is anticipated to occur for a small percentage of the year. Your analysis for the majority of the year, based on ULI figures indicates that Block 1 will experience a maximum parking demand of 414 spaces and Block 2 will require 107 spaces. This results in a deficit of 67 spaces. The percentage of this reduction is 12.8 %. 3. It is recognized that the residential, restaurant/retail and athletic facility all share a peak demand around 6 P.M. (Block 1) However, this is off set by the office use that experiences a different peak time. 4. The pool in Block 3 is not adjacent to Blocks 1 & 2. It is not factored into this determination. That said, it is recognized that there are future shared parking opportunities in Block 3. In the event that parking issues become evident in Old Trail Village later there will be an opportunity to address them in the course of future development. Please contact me if you have questions. Sincerely, John Shepherd Manager of Zoning Administration PARKING ANALYSIS BLOCKS 1 AND 2 OLD TRAIL VILLAGE February 10, 2009 COLLINS Old Trail (pillage Blocks I & 2 Pat-king Analysis Summary of proposed development Block 1, located along the west side of Old Trail Drive, between the two roundabouts, is considered the heart of the Village Center at Old Trail. This block will consist of two mixed use buildings with commercial space on the ground floor and apartments on the second floor. While a range of uses are allowed by the code of development for Old Trail Village, some assumptions can be made based on anticipated market conditions and existing leased space. The following is a breakdown of the anticipated uses for each of the buildings within block 1: Block 1 Uses Building 1: • residential units • restaurant / retail space • office space .• athletic facility / health club Building 2: • residential units • restaurant/ retail space • office space Block 2 will be occupied by a retirement facility serving some residents in a congregate care environment, while other areas will be devoted to a rest home/ nursing home/ convalescent. The following summarizes the uses in Block 2: Block 2 Uses • 78 residential units devoted to a multi- family congregate care facility for the elderly • 40 beds devoted to rest home/ nursing home/ convalescent home • 40 employees maximum, during a given shift to serve residents of both components of the facility Parking Required The varying users within both blocks is conducive to shared parking arrangements between users. Block 2 Because the mix of uses in Block 2 is the least complex to analyze, this will be considered first. Block 2 consists of two basic uses: (1)Multi- family congregate care for the elderly and (2)Rest home/ nursing home/ convalescent home. The parking required for each of these two uses is summarized as follows. 1. Multi- family congregate care for the elderly Section 18- 4.12.6 of the Albemarle County Zoning Ordinance provides the following parking requirement for multi - family congregate care for the elderly: Page 2 of 6 Old Trail Village Blocks I & 2 Parking Analysis tWulti- family divellings,for the elderly: One and one - quarter (1 1/4) spaces per unit plus one (1) space per employee on the largest shift; provided that for a congregate care facility, one (1) space per unit plus one (1) space per employee on the largest shift. The congregate care portion of the facility generates the following parking demand: 78 congregate care units x (1 space / unit) = 78 parking spaces required for residents 40 employees on largest shift* x (1 space/ employee) = 40 parking spaces for employees* *note that employees will serve both congregate care and assisted living residents 2. Rest home, nursing home, convalescent home Section 18- 4.12.6 of the Albemarle County Zoning Ordinance provides the following parking requirement for rest home, nursing home, convalescent home: Rest home, nursing home, convalescent home: One (1) space per four (4) beds. The convalescent home portion of the facility generates the following parking demand: 40 beds (1 space/ 4 beds) = 10 spaces required In summary, Block 2 generates the following gross parking demand: Use Parking Demand Congregate Care Units 78 Convalescent Home beds 10 Employees 40 TOTAL 128 It is reasonable to allow up to 20% shared parking between residential and commercial users. For Block 2, congregate care parking demands are generated by residents, while the parking . needs generated by the convalescent home and employees are considered commercial uses. Allowing up to 20% shared parking between these uses would allow for a parking reduction to 107 spaces required. Shared parking is calculated as follows: 128 —107 x 100% = 19.6% shared (under 20 %) 107 Block I Block 1 consists of residential apartments and commercial space of varying uses. With at least 4 distinct uses under consideration, analyzing shared parking becomes more complex. To more accurately model the parking scenario anticipated for this block, we have employed the Urban Land Institute's (ULI) shared parking analysis methodology. This analysis establishes base parking ratios for each use, separated between weekdays and weekends. The base parking ratios are then adjusted based on employees /residents versus customers /visitors, months of the year and time of day. Recommended ratios and adjustment factors are provided by ULI based on extensive market research for individual uses. Base parking ratios were calculated based on the ratios provided by ULI. Base parking ratios for commercial square footage are calculated based on gross leasable area, which is summarized below: Page 3 of 6 Old Trail Village Blocks I d 2 Parking Analysis Block I Uses The base parking ratios were calculated for weekdays and weekends, and separated between visitors/ customers and employees/ residents. See Table 1. Tables 2 and 3 list the monthly adjustment factors per ULI. These factors were applied to the base parking ratios, resulting in the adjusted parking values provided in tables 4 and 5. This analysis shows the peak weekday parking demand to occur in October (45 1.6 spaces), and the peak weekend parking demand to occur in December (474.4 spaces). Time of day factors provided by ULI are shown in Tables 6 and 8. These factors were applied to the peak parking values generated for weekdays in October and weekends in December, resulting in Tables 7 and 9. The peals hour of weekday parking demand occurs at 11:00 am on weekdays in October (386 spaces). The peak hour of weekend parking demand occurs at 12:00 noon on weekends in December (414 spaces). Similar matrices were produced for the summer months (June through August), resulting in a maximum parking demand of 408 spaces. Parking provided As currently designed, 454 parking spaces are proposed between blocks 1 and 2. These are broken down as follows: Parking nrovided: Blocks 1 and 2 Block # Building 1 Building 2 Total Residential Units 39 units 39 units 78 units Restaurant/ Retail 8645 sf GLA 12,253 sf GLA 20,898 sf GLA Office 8645 sf GLA 12,253 sf GLA 20,898 sf GLA Athletic Facility 7216 sf GLA 0 7216 sf GLA The base parking ratios were calculated for weekdays and weekends, and separated between visitors/ customers and employees/ residents. See Table 1. Tables 2 and 3 list the monthly adjustment factors per ULI. These factors were applied to the base parking ratios, resulting in the adjusted parking values provided in tables 4 and 5. This analysis shows the peak weekday parking demand to occur in October (45 1.6 spaces), and the peak weekend parking demand to occur in December (474.4 spaces). Time of day factors provided by ULI are shown in Tables 6 and 8. These factors were applied to the peak parking values generated for weekdays in October and weekends in December, resulting in Tables 7 and 9. The peals hour of weekday parking demand occurs at 11:00 am on weekdays in October (386 spaces). The peak hour of weekend parking demand occurs at 12:00 noon on weekends in December (414 spaces). Similar matrices were produced for the summer months (June through August), resulting in a maximum parking demand of 408 spaces. Parking provided As currently designed, 454 parking spaces are proposed between blocks 1 and 2. These are broken down as follows: Parking nrovided: Blocks 1 and 2 Block # Surface Spaces Garage Spaces On- street Total Spaces Spaces 1 194 12 206 2 134 78 36 248 Total spaces 328 78 48 454 provided for Blocks 1 and 2 Block 2 requires 107 parking spaces, as calculated above. The remaining 347 spaces are available for the users of Block 1. Based on the analysis conducted, this appears to be adequate for the parking needs calculated, with the exception of the periods from 9am to 1 pn on weekdays and from I Oam to 1 pm and 6pm to 7pm on weekends. The maximum additional parking needed would be 67 spaces. Page 4 of 6 Old Trail Village Blocks I cti 2 Parking Analysis Other Parking Considerations In addition to the lots and on- street parking provided for blocks 1 and 2, several additional parking considerations should be taken into account. Variable Modes of Transportation Old Trail Village is designed to be pedestrian - friendly with sidewalks and street trees lining every street. Trails and sidewalks will link neighborhoods, traffic calming measures, such as roundabouts, have been employed to control traffic speeds, and streetscapes are oriented to the pedestrian. While Old Trail Village is still in its infancy, a high degree of pedestrian mobility is expected. Block 1 will be the commercial center of the development and is planned to be an attractive pedestrian destination for thousands of surrounding residents. It is reasonable to expect that many patrons of the businesses within block 1 will choose to walk, rather than drive, to their destination, especially during daylight hours, when peak parking needs are the highest. Available Parking in Pool Lot Block 3, just to the north of Block 1, will be home of an outdoor community pool and swim club. A parking lot and on- street parking consisting of 109 spaces has been approved for pool users. The pool lot entrance is located less than 400 ft. from Block 1. The pool use generates a need for only 68 parking spaces, and will only be used during the summer months (i.e. Memorial Day to Labor Day). The remainder of the year, these spaces will be available for Block 1 parking needs. The following summarizes the excess parking available in the pool lot: Jan. -May & Sept. -Dec. 109 spaces available June -Aug. 109 — 68 = 41 spaces available Future Development Other surrounding blocks will be developed with a mixture of uses and parking lots to accommodate them. Parking will be available in these lots to further supplement Block 1. In particular, the remainder of Block 3 is intended to include a parking lot to accommodate additional development. Analysis Parking is provided throughout the Village Center in surface lots, on- street and in garages which will be shared among users. Because the availability of the pool lot varies, based on the time of year, the parking situation has been analyzed in two scenarios: (1) during the months of June - August, when the pool will be open and in need of parking; and (2) during the remainder of the year (September — May) when the pool will be closed and its parking lot will be available. The following table summarizes the parking conditions in each of these two scenarios: Page 5 of 6 Old Trail Village Blocks I & 2 Parking Analysis Parkinfz Summary — Blocks 1, 2 and 3 Block # June — August September - May Available Max. Net Parking Available Max. Net Parking Parking Parking Parking Parking spaces Demand spaces Demand 1 206 408 -202 206 414 -208 2 248 107 +141 248 107 +141 3 (pool) 109 68 +41 109 0 +109 TOTAL 1 563 583 -20 1 563 521 +42 During the majority of the year (September through May) adequate parking is available to accommodate the maximum demand within Blocks 1 and 2. A surplus of at least 42 spaces is anticipated. During the summer months, when the pool will be in use, there may be a shortage of parking spaces for Blocks I and 2. At the peak hour of demand, an additional 20 spaces may be needed. This accounts for less than 4% of the total number of parking spaces in demand during the summer months. These additional parking spaces will be accommodated via additional on- street parking spaces which are not yet accounted for and in future parking to be provided within the undeveloped portion of Block 3. Additionally, it is reasonable to assume that during the summer months, pedestrian trips may replace a small percentage of vehicle trips, especially as additional residential development occurs in the surrounding blocks at Old Trail Village. The attached exhibit graphically depicts the parking availability described in this analysis. In conclusion, parking demands vary for Blocks 1, 2 and 3 depending on the time of year, day of the week and time of day. While the site plans currently approved or under review include adequate parking spaces to handle the majority of peak parking demands, during the highest parking demand in the summer months, up to 20 additional spaces may be needed. These will be accommodated in the future development of Block 3, and with on- street parking that is currently unaccounted for in the calculations. Furthermore, it is anticipated that as the Village Center becomes more developed and residential development increases, pedestrian travel will become more common to and from the Village Center, fiu-ther reducing the demand for parking. Page 6 of 6 zw 6 y .YOUt�' PP oi �.�..:• \ \,�2;� /�`��f( fit. g'N\ \„ r �. � I�ri�i.� % ?* \t iii/ 0 0 i \ r�y53 \ (. / .t<. t , '�f 1 ` //t / " � � ' .1�. � � \,, °S!� N r; } � � �� , \n3f�'„t �/ / l 5 , <:;� ` • ,,�< t � i,`} ',\ \ \ � it co m *t%• �:i /- �j�( /r `',\l �: ,�x N:,` �O O ;�`'� \ ✓"r �. 'l. t, \\ 1�•`1/ 'n,� `:t, �• ` \`�t twn "\F / / 4- \\ ` %i �' • .` ',a•' �' :u4 � \, ,-1 alto f• Ls , 1 r' tit •` , \�i m F- C7 \ `.� \, t yr. 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