Background. Timber Ridge at Talus is an Owner-operated Continuing Care Retirement Community (CCRC) in the Talus Development of Issaquah, Washington. Phase 1 of Timber Ridge will provide housing for 225 seniors and will employ 75 staff. The 365,691 square foot building comprises 184 units of residential apartments; 36 beds of skilled nursing; various commons areas for residents; and facility support spaces for administrative, laundry, commercial kitchen, and maintenance functions. The building is divided into a high rise tower (seven to nine stories) and a commons building (two stories plus mezzanine to five stories plus mezzanine). The project also provides a sub-grade parking garage and surface parking at the main entry and on-street. Our project is pursuing SS 4.4 as part of a comprehensive strategy for encouraging the use of alternative transportation by residents, visitors, and employees. In accordance with SS 4.4 requirements, we have sized our employee and residential parking capacity to meet, but not exceed, minimum local zoning requirements and will provide preferred parking for 5% or more of the 75 employees who will be commuting to work at Timber Ridge. The Owner has also developed a project-specific Transportation Management Plan (TMP). Our request relates to meeting the carpool parking requirements of SS 4.4 for residential parking. CIR ruling dated 4/28/2003 notes that carpooling is not normally applicable to residential projects and provides an alternative compliance path to meeting the carpool parking requirement. In this CIR, we are requesting approval of an alternate project-specific, compliance path for SS 4.4, which though slightly different from what is described in the cited CIR Ruling, completely complies with the intent of the credit and is more appropriate for our facility. Discussion. As a residence, Timber Ridge is an origin, not a destination, so providing carpool parking does not make sense. Even if we were to designate carpool spots, these locations may or may not end up being "preferred" depending upon which residents would be participating at any particular time. Further, Timber Ridge is a facility for elderly retired persons, so of course the residents do not make daily commutes to work. The average age of our residents will be 78 to 80, and while the residential parking capacity complies with the local code, the Owner anticipates that most residents will sell their cars before they move in. In addition, the building will provide most of the amenities that residents are likely to need. These include a restaurant, lounge, caf
The combination of strategies described above meets the intent of the credit, provided that preferred parking for carpools or low-emitting/fuel efficient vehicles for 5% of the parking spaces allocated to staff. The description indicates that there are a number of strategies being proposed that will provide infrastructure and support programs to facilitate the use of mass transit and shared vehicle programs as suggested by previous CIR rulings. Upon submittal, documentation of each strategy outlined should be provided. However, there is concern that the project as described may have more parking than required. With so few cars expected to be owned by residents and with the ample transit options available to them, it seems that exemplary parking reductions (below those required by code) could be sought from local authorities. Applicable Internationally.