New real estate developments in the City of Alexandria, Virginia face a number of transportation and parking requirements. Some projects require a traffic study, others aim to be a part of the City’s Residential Parking Permit Program, and all are required to develop and implement or join an existing Transportation Management Plan (TMP). Additionally, regardless of development size or if a development requires any other transportation analysis, the City of Alexandria requires every new development to complete a Transportation Screening Worksheet.
W+A’s transportation team has assisted with the transportation needs of numerous developments in the City of Alexandria, and with this experience we developed this brief guide on how to manage transportation requirements for developments in Alexandria.
Transportation Screening Worksheet for New Projects in Alexandria
The first step in the process is straightforward: submitting the Transportation Screening Worksheet. Typically, a signed Screening Worksheet and Scoping Intake form are due during the Concept II submission.
The worksheet provides City of Alexandria staff with information regarding the proposed density and mix of uses proposed for the development, unfactored trip generation estimates, and the TMP Tier in which your project belongs.
More importantly, the worksheet determines the size of traffic study required and any parking analysis requirements for your development.
Traffic Studies for New Developments in Alexandria
Based on the trip generation estimates for your development, your project may be required to complete a traffic study. The traffic study scope is determined based off of the following vehicle trip thresholds:
Traffic Study Requirements: City of Alexandria Development Tiers Chart
|Peak Hour Trips||Development Size Category|
|<50||No Study Required *|
|50-99||Tier 1: Small|
|100-249||Tier 2: Medium|
|>249||Tier 3: Large|
* A Transportation Screening Worksheet is required. Most projects still require a basic Multimodal Assessment and Trip Generation Statement. If a parking reduction is proposed, a parking study would be required.
These thresholds determine what level of vehicular study area, multimodal facilities study area, and parking study area will be required to adequately assess the potential impacts of the development proposal.
After the project size category is determined, the traffic study scope becomes clear. For example:
- Traffic studies for “Small” size developments include all site driveways and intersections within a 1000-feet radius or one signalized intersection in each direction, whichever is greater.
- Traffic studies for “Medium” size developments include all site driveways and intersections within one‐quarter mile radius or three signalized intersections in each direction, whichever is greater.
- Traffic studies for “Large” size developments vary depending on whether the development is a Development Special Use Permit project (DSUP) or is in a Coordinated Development District (CDD) or a Small Area Plan (SAP). For DSUPs, at a minimum, traffic studies must include all site driveways, internal intersections, and intersections within a one‐half mile radius or four signalized intersections in each direction, whichever is greater. For developments in CDDs and SAPs, traffic studies must include all major gateways into the site and major intersections within a one-half mile radius or four signalized intersections in each direction, whichever is greater. Study intersections are to be determined at the scoping meeting and, depending on the context, may or may not include internal intersections.
Residential Parking Permit Program for New Developments
The City of Alexandria provides a parking permit program for high occupancy parking areas in the City. Generally, new developments with more than 10 units that are reviewed through a Special Use Permit (SUP), Development Site Plan (DSP), or Development Special Use Permit (DSUP) are not eligible for obtaining a City-issued residential parking permit. However, new developments are eligible to enter the program if both the following are true:
- The average on-street parking occupancy is lower than 85% at the time of approval, AND
- Less than 50% of the total occupied ground floor street frontage is non-residential use
Transportation Management Plans for Alexandria Developments
TMPs and TDM programs aim to ease the increased demand new developments impose on the existing transportation infrastructure, reduce the use of single-occupancy vehicles, and expand the transportation choices available to commuters and tenants at individual properties and within the City itself. The City requires properties to develop, implement, coordinate, and monitor and evaluate its TMP program. We review these program requirements in detail on our Alexandria TMP page.
If you are pursuing a new development and are interested in determining the scope of work likely required for your project, Transportation Management Plans, or information on the Alexandria Residential Parking Permit program, please contact us.
Contact our City of Alexandria Transportation + Parking Team
Grady P. Vaughan, P.E.
Senior Associate | (703) 676-3627
Grady Vaughan is a licensed Professional Engineer in Virginia. He assists developers with traffic and parking studies in the City of Alexandria for residential, commercial, institutional, and mixed-use projects.
Michael R. Pinkoske
Principal | (703) 676-3609
Mike Pinkoske is a Professional Transportation Planner (PTP) with nearly 20 years of experience managing transportation planning for public and private sector organizations, including residential, commercial, institutional, mixed use, and transit-oriented projects.