HomeMy WebLinkAboutSDP200800174 Review Comments 2008-12-16FALLL
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, Room 227
Charlottesville, Virginia 22902 -4.596
Phone (434) 296 -5832 Fax (434) 972 -4126
December 16, 2008
Mr. Scott Collins
Collins Engineering
800 East Jefferson Street
Charlottesville, Virginia 22902
RE: SDP - 2008 -174- Old Trail Village Block 2- Preliminary Site Plan
Mr. Collins:
The Site Review Committee has reviewed the development proposal referenced above. Preliminary
comments for the following divisions of the Department of Community Development and other agencies,
as applicable, are attached:
Albemarle County Division of Zoning & Current Development (Engineer)
Albemarle County Division of Zoning & Current Development (Planner)
Albemarle County Division of Planning (E911)
Albemarle County Division of Zoning Inspections
Albemarle County Division of Planning (Architectural Review Board)
Albemarle County Department of Fire Rescue
Albemarle County Service Authority
Virginia Department of Transportation
Comments reflect information available at the time the development proposal was reviewed, and should
not be considered final. However, the Site Review Committee has attempted to identify all issues that
could affect approval of the proposed project.
Please make the revisions that have been identified as necessary for preliminary approval by the Site
Review Committee. If you choose not to make the requested revisions, please submit in writing
justification for not incorporating such revisions. Submit eight (8) full size copies and one (1) 11" x 17"
copy to the Department of Community Development including responses to each of the attached
comments of the Site Review Committee by December 20, 2008. Failure to submit this information by
this date will result in suspension of the review schedule. Review will resume when revisions are
submitted along with a reinstatement fee of $65.
Please contact me at your earliest convenience if you have questions or require additional information.
Sincerely,
Megan Yaniglos
Senior Planner
Zoning & Current Development
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County of Albemarle
Department of Community Development
Memorandum
To:Scott Collins (scott @collins - engineering.com)
March Mountain Properties LLC (Justin @beightsdevelopment.com)
From:Megan Yaniglos- Senior Planner
Division: Zoning & Current Development
Date:December 16, 2008
Subject: SDP -2008 -174- Old Trail Block 2- Preliminary Site Plan
The Planner for the Zoning & Current Development Division of the Albemarle County
Department Community Development will recommend approve the plan referred to above when
the following items have been satisfactorily addressed. (The following comments are those that
have been identified at this time. Additional comments or conditions may be added or eliminated
based on further review.) [Each comment is preceded by the applicable reference to the
Albemarle County Code.]
1. 32.5.6 (a); Proffer #1] Before the approval of the Final Site Plan for this block, the
greenspace shown on sheet 5 of 9 of the General Development Plan will need to be
dedicated to the County for public use. This includes the 25- acre park, 10.8- acre
greenway area, and the 6.7- acre greenway area. The notations for dedication need to be
included with the preliminary plan. Please review Proffer #1 for the full description.
2. 32.5.6 (a)] The removal of the street to the rear of the block requires a variation. Please
submit the application and documentation necessary for the review of this variation to the
plan.
3. 32.5.6 (b); 4.12.10] A parking study will be required for the zoning administrator review
in order to approve the shared parking. Submit the required information as stated in
4.12.10 of the zoning ordinance.
j A 4. 32.5.6 (b); 4.12.8 (e)] Provide an instrument for the shared parking for Block 1 and
V Block 2 for review and approval from the County Attorney as specified in section 4.12.8
e).
5. 32.5.6 (n)] Show the layout and dimensions within the parking garage to assure that
enough spaces are being provided, and that proper site distance is being met.
6. 32.5.6 (b)] Parking for Block 1 must be provided at all times, regardless of phasing for
p 3 .Block 2. Show parking for phase 1 and phase 2 separately to ensure parking is being
provided for Block 1. Currently phase 1 is only providing 82 spaces, when Block 1
r ,,0-i required 182 additional spaces that are not being provided within Block 1.
7. 32.5.6 (i)] Reas Creek Drive's name has changed. Revise all sheets to reflect the new
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approved name per Andy Slack's comment.
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Please contact Megan Yaniglos at the Department of Community Development 296 -5832 ext.
3004 for further information.
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County of Albemarle
Department of Community Development
Memorandum
To:Megan Yaniglos, Current Development Project Planner
From: John P. Diez, Current Development engineering review
Date:16 December 2008
Subject: Old Trail Village Center — Block 2, Preliminary Site Plan (SDP- 2008 - 00174)
The preliminary site plan for Old Trail village Center — Block 2 has been reviewed. The engineering
review for current development can recommend approval once the following items have been addressed.
1. 18- 32.5.6.k] Please indicate direction of flow in all proposed pipes and watercourses with
arrows.
2. 18- 32.5.6.1] Please indicate the location of all existing and proposed utility and utility
easements.
3. 18- 32.5.6.q] Please provide estimated traffic generation figures for the site based upon
current Virginia Department of Transportation rates.
4. 18- 4.12.16c.3] The minimum aisle width of a perpendicular parking area with 9x8 parking
spaces is 24'. In addition, the minimum requirement for parallel parking spaces is 9x20.
A 14' aisle width would suffice if the parking space were angled at 45 degrees.
5. Please provide better turn- around options for both the dumpster and loading areas.
6. Per VDOT intersection spacing standards, the underground parking garage and parking lot
entrance on the south side of the property are too close.
7. Please check the radius for the curve on Brookley Drive to check that it meets VDOT
standards.
8. Please provide a schematic diagram for the underground parking garage.
9. Please describe provisions for stormwater detention.
The following fmal site plan comments have been provided as a courtesy to the applicant and will not need
to be addressed to receive preliminary approval.
1. 50% Removal Rate may or may not be enough necessary for this development. This will be
reviewed during the fmal site plan process.
2. Engineering has no objection with the critical slopes waiver. However, critical slopes on the
area for the proposed biofilter may need stabilization. This will be reviewed during the fmal
site plan process.
Application #:SDP200800174, - ;Short Review Com ents
Project Name: Old Trail Village - Phase 8 - Block 2 - Prelim Preliminary — Residential
Date Completed:12/09/2008
Reviewer:Andrew Slack E911
Review Status:Requested Changes
Reviews Comments: THE ROAD NAME "REAS CREEK DRIVE" HAS OFFICIALLY BEEN CHANGED TO "GOLF DRIVE."
THE CORRECT NAME SHOULD BE DISPLAYED ON THE FINAL PLAT.
Date Completed:12/17/2008
Reviewer:Brent Nelson ARB
Review Status:Requested Changes
Reviews Comments: iThis parcel, located in the EC Overlay District and visible from the Route 250W Entrance Corridor,
will require ARB review and approval. An ARB application for this proposal has not been received.
Date Completed:12/16/2008
Reviewer:John Paul Diez Engineer Z &CD
Review Status:Requested Changes
Reviews Comments: SRC 12/18/08
Date Completed:12/16/2008
Reviewer:John Paul Diez Engineer Z &CD
Review Status:No Objection
Reviews Comments: The request has been receieved. Engineering will follow review before the PC meeting.
Date Completed:12/05/2008
Reviewer:Jay Schlothauer Inspections
Review Status:Requested Changes
Reviews Comments: Based on plans dated November 24, 2008.
Based on the total number of parking spaces provided for Block 2 (248), there must be seven
barrier -free parking spaces. Provide one more barrier -free parking space with its associated striped
access aisle and curb cut.
Relocate at least three of the barrier -free parking spaces to within the parking garage. At least one of
Ithe spaces in the garage, and one of the surface spaces, must be van - accessible.
Page: 1.00 County of Albemarle Printed On: Thursday, December 18, 2008
COMMONWEALTH of 1,
DEPARTMENT OF TRANSPORTATION
CHARLOTTESVILLE RESIDENCY OFFICE
701 VDOT WAY
CHARLOTTESVILLE, VA 22911
DAVID S. EKERN, P.E.
COMMISSIONER
December 16` 2008
Mr. Glenn Brooks
Department of Engineering and Development
401 McIntire Rd.
Charlottesville, VA 22902
Subject: Site Review Meeting Comments December 18 2008 site review meeting
Dear Mr. Brooks:
Below are VDOT' s comments on the Site Plans for the December 18 2008 Site Review
Committee Meeting:
SDP - 2008 - 00174 Old Trail Village - Phase 8 - Block 2 Preliminary (Megan Yaniglos)
Show entrance profiles for entrances to proposed public roads in accordance with
the VDOT Standard CG -11.
Street trees need to be pulled off all corners for a minimum of 30 feet to ensure
safe access in accordance with the landscape requirements in the VDOT Road
Design Manual.
SDP - 2008 - 00175 Saint David's Anglican Church - Preliminary (Summer Frederick)
The entrance onto Route 1001 needs to show a profile in accordance with the
VDOT Standard CG -11.
The width of the entrance should be in accordance with the details shown in the
Minimum Standards of Entrances to State Highways.
SUB - 2008 - 00283 Ashcroft - Section VI - phase II - Final (Gerald Gatobu)
No comments
SUB - 2008 - 00287 Fontana - Phase C Section 1 Preliminary (Summer Frederick)
The final site plans will need to include road and drainage plans.
SUB - 2008 - 00290 Oakleigh Albemarle (1 lots) — Final (Elizabeth Marotta)
WE KEEP VIRGINIA MOVING
No comments
Please request the applicants provide a written description of revisions with re- submissions. If
you have any questions or comments, please contact me prior to sharing these comments with
the applicants.
Sincerely,
Joel DeNunzio, P.E.
Staff Engineer
VDOT Charlottesville Residency
434 -293 -0011
WE KEEP VIRGINIA MOVING
TO:Page 1 of 1
Megan Yaniglos
From: Gary Whelan [gwhelan @serviceauthority.org]
Sent: Monday, December 15, 2008 2:08 PM
To:Megan Yaniglos
Subject: Old Trail Village Phase 8 Block 2
ACSA comments
TO: Megan Yaniglos
FROM: Gary Whelan, Civil Engineer
DATE: December 10, 2008
Old Trail Village — Phase 8 — Block 2 - Preliminary
RE: Site Plan Technical
SDP200800174 Review for:
TM 55E -1 -A1
The below checked items apply to this site.
X 1. This site plan is within the Authority's jurisdictional area for:
X A. Water and sewer
B. Water only
C. Water only to existing structure
D. Limited service
X 2. A 12 inch water line is located on site.
3. Fire flow from, nearest public hydrant, located distant from this site
plan, is Gpm + at 20 psi residual.
X 4. An 8 inch sewer line is located on site.
5. An Industrial Waste Ordinance survey form must be completed.
X 6. No improvements or obstructions shall be placed within existing or future
easements.
7.and plans are currently under review.
8.and plans have been received and approved.
9. No plans are required.
X 10. Final water plans are required for our review and approval prior to
granting tentative approval.
11. Final site plan may /may not be signed.
12.RWSA approval for water and /or sewer connections.
13. City of Charlottesville approval for sewer.
Comments: Provide a plumbing fixture count to size the water meter.
Backflow prevention is required.
12/15/2008
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County of Albemarle
Department of Community Development
Memorandum
To:Scott Collins (scoff @collins - engineering.com)
March Mountain Properties LLC (justin@beightsdevelopment.com)
From:Megan Yaniglos- Senior Planner
Division: Zoning & Current Development
Date:December 16, 2008
Subject: SDP - 2008 -174- Old Trail Block 2- Preliminary Site Plan
The Planner for the Zoning & Current Development Division of the Albemarle County
Department Community Development will recommend approve the plan referred to above when
the following items have been satisfactorily addressed. (The following comments are those that
have been identified at this time. Additional comments or conditions may be added or eliminated
based on further review.) [Each comment is preceded by the applicable reference to the
Albemarle County Code.]
1[32.5.6 (a); Proffer #1] Before the approval of the Final Site Plan for this block, the
greenspace shown on sheet 5 of 9 of the General Development Plan will need to be
dedicated to the County for public use. This includes the 25- acre park, 10.8- acre
greenway area, and the 6.7- acre greenway area. The notations for dedication need to he
ncluded with the preliminary plan. Please review Proffer #1 for the full description.
32.5.6 (a)] The removal of the street to the rear of the block requires a variation. Please
submit the application and documentation necessary for the review of this variation to the
plan.
3 32.5.6 (b); 4.12.10] A parking study will be required for the zoning administrator review
in order to approve the shared parking. Submit the required informa 'on as stated in
4.1 2.10 of the zoning ordinance.
74. 32.5.6 (b); 4.12.8 (e)] Provide an instrument for the shared parking for Block 1 and
Block 2 for review and approval from the County Attorney 9, s specified in section 4.12.8
e).. het,AS 40 fix. Con., w( soUivts:or -h: s bkv.- SSu82 2,5(
32.5.6 (n)] Show the layout and dimensions within the parking garage to assure that
enough spaces are being provided, and that proper site distance is being met.
4, [32.5.6 (b)] Parking for Block 1 must be provided at all times, regardless of phasing for
Block 2. Show parking for phase 1 and phase 2 separately to ensure parking is being
provided for Block 1. Currently phase 1 is only providing 82 spaces, when Block 1
required 182 additional spaces that are not being provided within Block 1. --.7 sa 415,5k (es
32.5.6 (i)] Reas Creek Drive's name has changed. Revise all sheets to reflect the new
J . $(
41,approved name per Andy Slack's comment.
Please contact Megan Yaniglos at the Department of Community Development 296 -5832 ext.
3004 for further information.
1
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County of Albemarle
Department of Community Development
Memorandum
To:Scott Collins (scoff @collins - engineering.com)
March Mountain Properties LLC (justin @beightsdevelopment.com)
From:Megan Yaniglos- Senior Planner
Division: Zoning & Current Development
Date:
Revl: January 13, 2009
Subject: SDP - 2008 -174- Old Trail Block 2- Preliminary Site Plan
The Planner for the Zoning & Current Development Division of the Albemarle County
Department Community Development will recommend approve the plan referred to above when
the following items have been satisfactorily addressed. (The following comments are those that
have been identified at this time. Additional comments or conditions may be added or eliminated
based on further review.) [Each comment is preceded by the applicable reference to the
Albemarle County Code.]
2. 32.5.6 (a)] The removal of the street to the rear of the block requires a variation. Please
submit the application and documentation necessary for the review of this variation to the
plan.
Rev1: Comment addressed. Planning is reviewing the request for the removal and will
comment or approve the variation.
3. 32.5.6 (b); 4.12.10] A parking study will be required for the zoning administrator review
in order to approve the shared parking. Submit the required information as stated in
4.12.10 of the zoning ordinance.
Rev]: Comment addressed. The Zoning Administrator is reviewing the shared parking
information submitted and will comment or approve.
4. 32.5.6 (b); 4.12.8 (e)] Provide an instrument for the shared parking for Block 1 and
Block 2 for review and approval from the County Attorney as specified in section 4.12.8
e).
Revl: Comment needs to be addressed with the subdivision application- SUB2008 -281.
This comment has been made for that application.
6. 32.5.6 (b)] Parking for Block 1 must be provided at all times, regardless of phasing for
Block 2. Show parking for phase 1 and phase 2 separately to ensure parking is being
provided for Block 1. Currently phase 1 is only providing 82 spaces, when Block 1
required 182 additional spaces that are not being provided within Block 1.
Rev1: Comment addressed if shared parking is approved.
1
Please contact Megan Yaniglos at the Department of Community Development 296 -5832 ext.
3004 for further infoimation.
2
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County of Albemarle
Department of Community Development
Memorandum
To:Scott Collins (scoff @ collins - engineering.com)
March Mountain Properties LLC (justin @beightsdevelopment.com)
From:Megan Yaniglos- Senior Planner
Division: Zoning & Current Development
Date:
Revl: January 13, 2009
Subject: SDP - 2008 -174- Old Trail Block 2- Preliminary Site Plan
The Planner for the Zoning & Current Development Division of the Albemarle County
Department Community Development will recommend approve the plan referred to above when
the following items have been satisfactorily addressed. (The following comments are those that
have been identified at this time. Additional comments or conditions may be added or eliminated
based on further review.) [Each comment is preceded by the applicable reference to the
Albemarle County Code.]
1. 32.5 6 (a). P1 \)1te 1 i re the appro ai of the i ai Site i ien tt)S this k ch. me
iireens ?aee shimD. On sheet 3 of 9 o the (it'nc1al . Development P ar will . iwc d: to be
dedicated to the ('punt) for publici.ic use. Ills i.n :iuc es t1w 2 a ark, 10,S- acre
greet a1 4'i and the 6.7 gr"C " n ay ar:;a f,C' tzu ath: +D2.)` (Is, (II, ric cd 10 !?F:
iYi hidedd ,,C in t. i rP27;1w ti.. Please rev 'tot Pm!'! ttir the lull pt .1(?ii
Rev i f " nd tii l e(1,
2O [32.5 .6 (a)] The removal of the street to the rear of the block requires a variation. Please
submit the application and documentation necessary for the review of this variation to the
plan.
Revl: Comment addressed. Planning is reviewing the request for the rem val and will
comment or approve the variation. —\to. l' 0 . 4iOr S+jij( AA
O [32.5.6 (b); 4.12.10] A parking study will be required for the zoning administrator reviewinordertoapprovethesharedparking. Submit the required information as stated in
4.12.10 of the zoning ordinance.
Revl: Comment addressed. The Zoning Administrator is revi wi g th shared parking
information submitted and will comment or approve. Mc,„,,,y d 4 gevieAt32.5.6 (b); 4.12.8 (e)] Provide an instrument for the shared pa for Block 1 and
Block 2 for review and approval from the County Attorney as specified in section 4.12.8
e).
Revl: Comment needs to be addressed with the subdivision application- SUB2008 -281.
This comment has been made for that application.
i parking fai .Aire (1)1.i t
lokt' li sp, i -c being our,indtii it proper sift. iiishnikx is TtIC!
miline,l> o ddre:, e .
32.5.6 (b)] Parking for Block 1 must be provided at all times, regardless of phasing for
Block 2. Show parking for phase 1 and phase 2 separately to ensure parking is being
provided for Block 1. Currently phase 1 is only providing 82 spaces, when Block 1
required 182 additional spaces that are not being provided within Block 1.
Revl: Comment addressed if shared parking is approved.
1
Please contact Megan Yaniglos at the Department of Community Development 296 -5832 ext.
3004 for further information.
2
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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- 1 /unit 78 spaces
40 Assisted living beds- 1/4 beds 10 spaces
40 Employees-1 /emp. 40 spaces
Total 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
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County of Albemarle
Department of Community Development
Memorandum
To:Megan Yaniglos, Current Development Project Planner
From: John P. Diez, Current Development engineering review
Date:16 December 2008
Rev 1:20 January 2009
Rev 2:20 March 2009
Subject: Old Trail Village Center — Block 2, Preliminary Site Plan (SDP -2008- 00174)
Current Development
Engineering Review Comments
Page 2 of 2
The following fmal site plan comments have been provided as a courtesy to the applicant and will not need
to be addressed to receive preliminary approval.
1. 50% Removal Rate may or may not be enough necessary for this development. This will be
reviewed during the fmal site plan process.
2. Engineering has no objection with the critical slopes waiver. However, critical slopes on the
area for the proposed biofilter may need stabilization. This will be reviewed during the final
site plan process.
3. The fmal site plan review will be subject to section 18- 32.7.2.a - parking structures. At this
time, also, waivers regarding the parking area should be requested by the applicant for the
zoning administrator. For example, reduction and space width due to columns, and 100 foot
site distances due to walls, etc.
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County of Albemarle
Department of Community Development
Memorandum
To:Scott Collins (scoff @collins - engineering.com)
March Mountain Properties LLC (justin @beightsdevelopment.com)
From: Megan Yaniglos- Senior Planner
Division: Zoning & Current Development
Date:
Rev2: April 9, 2009
Subject: SDP -2008 -174- Old Trail Block 2- Preliminary Site Plan
The Planner for the Zoning & Current Development Division of the Albemarle County
Department Community Development will recommend approve the plan referred to above when
the following items have been satisfactorily addressed. (The following comments are those that
have been identified at this time. Additional comments or conditions may be added or eliminated
based on further review.) [Each comment is preceded by the applicable reference to the
Albemarle County Code.]
2. 32.5.6 (a)] The removal of the street to the rear of the block requires a variation. Please
submit the application and documentation necessary for the review of this variation to the
plan.
Rev2: The variation is still being reviewed by planning.
3. 32.5.6 (b); 4.12.10] A parking study will be required for the zoning administrator review
in order to approve the shared parking. Submit the required information as stated in
4.12.10 of the zoning ordinance.
Rev2: The shared parking was revised and is being reviewed by John Shepherd.
1
6. 32.5.6 (b)] Parlang for Block 1 must be provided at all times, regardless of phasing for
Block 2. Show parking for phase 1 and phase 2 separately to ensure parking is being
provided for Block 1. Currently phase 1 is only providing 82 spaces, when Block 1
required 182 additional spaces that are not being provided within Block 1.
Rev2: John Shepherd is reviewing the revised shared parking information, which will
address this comment.
Please contact Megan Yaniglos at the Department of Community Development 296 -5832 ext.
3004 for further infoiiiiation.
A./4\
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COUNTY OF ALBEMARLE
Department of Community Development
401 McIntire Road, North Wing
Charlottesville, Virginia 22902 -4596
Phone (434) 296 -5832 Fax (434) 972 -4126
July 1, 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 449 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. Proposed Block 2 includes 10,500 square
feet of gross leasable area of office space as well as a facility for the elderly 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 May 5, 2009, that a shared parking
arrangement utilizing 449 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 20.5% which is Tess 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 392 spaces for Block 1 (assuming the shopping center standard
for developments containing between 200,001 and 600,000 gross leasable area) and 173 spaces
for Block 2 based on section 4.12.6.
Block 1 Uses Required
Spaces
78 Dwelling Units 156
20,898 s.f. Restaurant/ Retail- 4.5/1000 s.f.94
20,898 s.f. Office- 1/200 net s.f.84
7216 s.f. Athletic Facility- 1/125 s.f.58
Total 392
Scott Collins
July 1, 2009
Page 2
Block 2 Uses Required
Spaces
10,500 s.f. Office- 1 /200 net s.f.42
78 Congregate Care Units- 1 /unit 78
40 Assisted living beds- 1/3 beds 13
40 Employees-1 /emp.40
Total Required 173
Total required spaces per zoning ordinance for Block 1 & 2 = 565
Total provided spaces on Blocks 1 & 2.449
Deficit 116
Percentage of reduction 20.5%
This calculation does not include a reduction of required parking based on sharing between staff
and congregate care residential units.
2. Your analysis, based on ULI figures, indicates that Block 1 will experience an overall maximum
parking demand of 424 spaces and that Block 2 will require 107 spaces. This results in a deficit
of 82 spaces with the provision of 449 spaces. The percentage of this reduction is 15 %.
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. As Old Trail Village has been developed as a pedestrian friendly neighborhood, it is anticipated
that many of the patrons of the village and residents of the neighborhood will consider walking, as
well as other modes, as a reasonable mode of transportation.
5. The pool in Block 3 is not adjacent to Blocks 1 & 2. It is not factored into this determination. At
this time, the additional parking that would be provided by Block 3 will not be necessary, but 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, available parking opportunities within Block 3
may be explored during the course of future development.
Please cont. you have questions.
Sin
Air K,'
Ronald L. Higgins, AICP
Chief of Zoning