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HomeMy WebLinkAboutSDP201700070 Review Comments Final Site Plan and Comps. 2018-06-01 (2) County of Albemarle Department of Community Development Memorandum To: Paty Saternye From: Rebecca Ragsdale Division: Zoning Date: 6/1/18 Subject: Zoning Comments on SDP201700070 Hollymead Hotel Previous comments in bold from 1/16/18: Based on the site plan provided, it does not look like the applicant is relying on shared parking but is asking for a parking reduction for the hotel. No request or justification that satisfies Section 4.12 was provided. Please note that stand alone parking is by special use permit according to the HTC Area C code of development, originally approved with ZMA 01-20. If the parking on the adjacent parcel is constructed before the proposed buildings along Connor Drive, a special use permit is needed in addition to the shared parking agreement being updated between the two parcels. 6/1/18-Comment not addressed. A brief letter requesting a reduction in the number of spaces for the hotel was provided. The request indicates a reduction from 86 to 80 spaces is requested but the plan actually only shows 78 as provided on-site. The justification for this request is based on shared parking with the adjacent Bojangles and parking in Lot C which does not exist. There are several options in the ordinance reduce the number of required spaces that must be on-site. Please see the attached ordinance sections. This can be done through a parking study, transportation demand management reductions, or through shared parking with adjacent parcels. Each one of these options will require a detailed parking study. Actual parking counts for the uses to demonstrate off-peak hours or ITE parking generation data for example must be provided. In the case of shared parking or stand along parking, adjacent owner permission is needed and an instrument assuring those spaces are available must be provide. A parking study is also required to share spaces with other sites. We cannot approve parking reductions based on spaces that do not exist. In order to use Lot C, a Z o n i n g C o m m e n t s 6 / 1 / 2 0 1 8 - P a g e 2 | special use permit and site plan for the parking would have to be approved, the parking constructed, and the instrument recorded to use those spaces. The code of development encourages shared parking but it still must be approved according to Section 4 of the ordinance. Zoning agrees with Planning on the exhibit and proposed comment regarding consistency with the application plan for build out of the remaining parcels in the block. Please note that sidewalks and landscaping for the stormwater pond/amenity feature in Block 1 have not been completed according to the application/plan code of development for Area C. (ZMA 01-20) Show these features on the next site plan submittal and Proffer 1. 6/1/18-Comment not addressed. No information was provided to show sidewalks along Timberwood/29 that are not completed or paths around the stormwater amenity feature. Please provide this on plan sheets or provide an update on whether this will be handled on separate plans. Z o n i n g C o m m e n t s 6 / 1 / 2 0 1 8 - P a g e 3 | 4.12.8 ALTERNATIVES AVAILABLE TO PROVIDE MINIMUM NUMBER OF PARKING SPACES The alternatives described herein are intended to promote more creative design, allow higher density in those zoning districts in the development areas, and reduce impervious area by allowing the parking requirements of this section to be satisfied, in whole or in part, by street parking, shared parking, and off-site stand alone parking. In addition to all other applicable requirements of this section, the following requirements shall apply to the parking alternatives provided in sections 4.12.9, 4.12.10 and 4.12.11: a. Types of alternatives. The parking alternatives consist of street parking, as provided in section 4.12.9, shared parking, as provided in section 4.12.10, off-site stand alone parking, as provided in section 4.12.11, and other reductions resulting from the provision of mass transit or other transportation demand management tools. b. Combination of alternatives. One or more parking alternatives may be used in combination with one another or with on-site parking to attain the minimum number of required parking spaces. c. Provision of means for safe movement. Sidewalks and other means for permitting safe movement of pedestrians between the parking area or spaces and the use or structure they serve shall be provided. d. Parking not to be separated from use by major roads. No parking area or spaces shall be separated from the use or structure they serve by a street whose classification is greater than a major collector, unless safe and convenient access is provided from the parking area or spaces to the use or structure and is approved by the director of planning and community development. e. Instrument assuring continuation of off-site parking. If stand-alone parking or off-site shared parking is to be provided, the applicant shall submit with the application for a site plan, site plan waiver or, if a site plan is not required, with an application for a zoning compliance clearance, an instrument that restricts the use of that part of the land on which parking is provided to that use, and assures that a minimum number of parking spaces as required by this section shall be established and maintained for the life of the use. The instrument shall be in a form that is suitable for recording, shall be subject to review and approval as to form and substance by the county attorney, and shall be recorded in the office of the clerk of the circuit court of the county before the site plan or site plan waiver is approved. As the parking requirements for the use or structure change, subsequent instruments may be submitted, reviewed, approved and recorded that rescind or modify the prior instrument. 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. 4.12.11 STAND ALONE PARKING Where authorized by the applicable zoning district regulations, stand alone parking allows Z o n i n g C o m m e n t s 6 / 1 / 2 0 1 8 - P a g e 4 | parking areas to be located on a lot other than the lot on which the use served by the parking areas is located. Stand alone parking is not required to be located on a lot under the same ownership as the lot on which the use served by the parking is located. In addition to all other applicable requirements of this section, the following requirements shall apply to stand alone parking: a. Site plan required. A site plan for the stand alone parking shall be submitted and approved under section 32. Z o n i n g C o m m e n t s 6 / 1 / 2 0 1 8 - P a g e 5 | b. Identification of use served. At least one (1) sign shall be posted in the parking area identifying the off-site use served by the parking area. (§ 4.12.3.3 , 12-10-80; 12-10-97; Ord. 03-18(1), 2-5-03) 4.12.12 TRANSPORTATION DEMAND MANAGEMENT Transportation demand management (“TDM”) is a set of tools that provide an alternative to parking spaces upon a demonstration that the number of vehicle trips upon which the minimum number of parking spaces required herein will be reduced. TDM tools include, but are not limited to, mass transit, car pooling, and park and ride lots. a. Application. An applicant seeking to reduce the number of required parking spaces through TDM shall submit to the zoning administrator a parking study demonstrating how the number of required parking spaces may be reduced through TDM. b. Authority to reduce. The zoning administrator may reduce the number of on-site parking spaces using TDM alternatives if the parking study submitted by the applicant demonstrates that the use of TDM tools can effectively eliminate the need for some of the required parking spaces.