PARKING MANAGEMENT PLAN PROPOSED MIXED-USE DEVELOPMENT AT URL STAMFORD Parcel 38 Greyrock Place and Tresser Boulevard Stamford, CT April 2, 2014

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1 PARKING MANAGEMENT PLAN PROPOSED MIXED-USE DEVELOPMENT AT URL STAMFORD Parcel 38 Greyrock Place and Tresser Boulevard Stamford, CT April 2, 2014 This plan has been prepared in support of a proposed mixed-use development encompassing approximately 4.3 acres of land in Master Plan Category 10 (Downtown Corridor) and the CC-N Zone located at the northeast corner of the intersection of Greyrock Place and Tresser Boulevard (i.e. Parcel 38 ). PROJECT OVERVIEW RB Stamford, LLC (contract purchaser) proposes to construct 672 rental apartments housed within several five- to eight-level buildings lining the site s perimeter. The proposed development will include modern amenities, extensive bicycle storage, an on-site café, and ample green space. Apartments will be comprised of 272 studio (40%), 273 one-bedroom (40%), and 127 two-bedroom (20%) units, averaging approximately 615 square feet per unit. EXISTING DATA Sections 12-D-1-c and 12-J of the Stamford Zoning Regulations permit a parking ratio of 1 parking space per dwelling unit for residents of the site (672 spaces). Historical demand in the Downtown area is approximately 0.86 parking spaces per dwelling unit (per research information provided by Redniss & Mead ZB Approvals , , and ). The current plan includes onsite self-parking at a ratio of 0.85 (571 spaces) and is expected to adequately meet demand. PARKING OPERATIONS Anticipated/Historic Demand Parking operations will be actively supervised by the onsite property management employees. A total of 571 self-parking spaces are proposed in a structured garage beneath the dwelling units. Vehicles will access the garage via ramps at the northwest (Greyrock) and southeast (Tresser) corners of the site. Thirty percent of the proposed spaces (171) will serve compact cars. Twelve handicapped-accessible spaces are proposed. The garage will operate as a gated, self park facility unless or until demand exceeds the available parking. If and when capacity is exceeded, a variety of Parking Management techniques, described below, may be employed to satisfy the demand. The garage will be available to the apartment occupants on a monthly basis. Property managers will monitor and document parking usage at regular intervals. As capacity is approached, surveys will be sent to Page 1 of 4

2 all tenants soliciting feedback of a variety of parking management strategies. These may include time-of-day need, weekday vs. weekend need, accepting tandem-assist spaces (perhaps at a reduced cost), use of car stackers, and/or shared vehicles (zipcars), etc. Since the rent structure is proposed to be unbundled with regard to parking, apartment rents will not automatically include a free parking space which has been demonstrated to encourage vehicle ownership and usage. The separate charge for parking spaces usually results in lower demand and allows those residents without cars to enjoy a lower rent (rather than pay for parking they do not need). Parking is not assigned but residents who use their vehicles infrequently will be encouraged to park in a designated area. Although self-parking is expected to adequately address tenant demand, the strategies below are available to the owner should additional capacity be required and depending on the results of the tenant feedback surveys. Alternate Solution 1 Tandem-Assist Valet ( ) If and when parking demand regularly reaches or exceeds 0.80 spaces per unit (i.e. 540 spaces) during peak demand periods under the self-park only system, a tandem assist plan can be introduced to increase parking capacity. Capacity is increased by placing a row of parallel spaces in the drive aisles, starting with the rear (southerly) portion of the garage and continuing as demand dictates. Conservatively, capacity can be increased to 672+ spaces to satisfy the 1:1 parking requirement. As is the case with all other aspects of the garage, the tandem assist system will be controlled by the building management. Tandem assist is not a full valet operation, but rather a combination of self-park spaces and managed tandem spaces; and as such, the ability to selfpark will remain available throughout its implementation/operation. Tandem assist results in a minimal amount of jockeying compared to typical full valet operations. The plan allows striping to remain as designed for self-parking. Cars parked in aisles where additional parallel cars are proposed will become managed spaces. Only the parallel spaces will require that keys be left with the valet. However, cars that are self-parked in those rows are encouraged to notify the valet prior to departure to reduce or remove any delay in their ability to exit. Alternate Solution 2 Full Valet ( ) Capacity can also be increased by employing a more traditional valet system. This type of design can accommodate 700± vehicles. The details of a typical valet operation are explained more fully in the attached letter from Little Man Parking. It should be noted that the basic principles and interaction between customer and attendants are the same for the above mentioned tandem-assist plan. Alternate Solution 3 Shared Vehicles ( ) The developer may provide one or more shared vehicles (i.e. ZipCar) if the demand exists, though none are proposed at this time, and no such parking credits are being sought. If a deal can be reached with one of the outside companies, one or more shared vehicle may be located onsite and used as a public amenity. By providing up to 17 shared vehicles (pursuant to Page 2 of 4

3 Section 12-D-1-c of the Regulations) an effective parking ratio of up to 0.95 spaces can be achieved. Alternate Solution 4 Car Stackers ( ) Another potential means of increasing parking capacity is through the use of car stackers, which the garage has ample height to accommodate. Capacity is increased by stacking 2 cars within the same footprint, starting with the rear (southerly) portion of the garage and continuing as demand dictates. Stacking less than 20% of the self-park spaces satisfies the 1:1 parking ratio, while maintaining a ratio of over 0.7 (468± spaces) as self-park spaces. Conservatively, capacity can be increased up to 1.4 spaces per unit (950± spaces). Similar to the tandem-assist plan above, the stackers would be operated by professionals. Alternate Solution 5 Combination Depending on the results of resident feedback surveys, a combination of the strategies described above may be employed. LOADING Deliveries and loading can take place in several areas. First there is a curb inlet along the Greyrock frontage. This area can accommodate deliveries, drop-off and pick-up, and potentially occasional move-ins. There is also a designated area for loading, trash pick-up, and staging for landscape maintenance at the ground level off the Greyrock entrance. This area is close to an elevator to upper floors and the trash room (which helps to simplify the move-in/move-out process) and has ample turn-around area for moving trucks, as well as trash vehicles. Additionally, smaller vans and passenger vehicles used for move-ins will be able to stage in the open areas of the garage. DEMAND MANAGEMENT STRATEGIES Public Transportation The building is located within walking distance to the Stamford Transportation Center, which provides access to both Amtrak and Metro North Railroad services, as well as Greyhound and Peter Pan buses. The Station is approximately a 10 minute (1/2 mile) walk, or less by bicycle or bus. The Harbor Point Trolley stops on Tresser Boulevard east and west of the site twice an hour during its continuous loop (7am 11pm) through the Downtown and South End. This trolley is free of charge. Bus routes include CT Transit #43 (200 from site), CT Transit Commuter Connection Central (250 feet north of site), and CT Transit #33, 34, 41, 42, and 45 (750 feet north of site). Stamford s Amtrak train station is 9 minutes from the site via CT Transit s Commuter Connection Central bus. Two of the most traveled stops are located at the nearby intersection of Main and Atlantic Streets (Old Town Hall and Veterans Park). Nearly every line of Page 3 of 4

4 Stamford s CT Transit buses makes regular stops at one of these locations, including local, intercity (Greenwich, Darien, Norwalk) and interstate (Port Chester, White Plains) routes. Additionally, Metro Pool and NuRide provide corporate and personal ride sharing programs that are currently utilized by residents in the downtown area, as well as the suburbs. Bicycle Storage To encourage ridership as an alternate means of travel, and as an amenity to building residents, bicycle storage areas are located on several of the residential floors and have the capacity to accommodate an average of one bike per apartment. If demand exists, the developer may provide shared bicycles as an additional amenity to residents. Public/Private Offsite Availability The site is located directly across (Greyrock Place) from Stamford Town Center ( the mall ) which houses almost 4,000 publically accessible parking spaces. The site is also directly across (Tresser Blvd) from the Stamford Plaza office complex (buildings 1 thru 4) which has a combined 2,500 parking spaces that may be available for public use. Shuttle/Jitney Services The developer is willing to provide a jitney/shuttle for exclusive use by building residents, provided that the demand for such a service exists in the building. If there is insufficient demand in the building alone, there may be opportunities to partner with existing jitney/shuttle services at nearby developments. GUEST PARKING If documented demand shows that excess capacity is available onsite, building management may determine that that visitor parking can be accommodated on a first-come/first-serve basis with and without duration, or time of day/week, and visitor-per-unit limitations. To the extent such spaces do not exist, guests/visitors who arrive by car will have been instructed by their resident hosts to park at one of the neighboring publically accessible garages that abut the site (i.e. Stamford Town Center Garage or Stamford Plaza Office Garages) or are nearby (i.e. Bedford Street Garage). The use of publically accessible garages for visitors helps support these important public infrastructure facilities. Page 4 of 4

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