Item 6A and 6B Parking Analysis and Review February 26, 2016
PK NO:3791-16.097
PARKING DEMAND
ANALYSIS
Project:
Hotel Indigo
In Southlake, Texas
Prepared for:
City of Southlake
On behalf of:
Mayse & Associates, Inc.
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STEVE.E:.STONER
Od 84824
2/26/16
Prepared by.
J4 Pacheco Koch
7557 Rambler Road, Suite 1400
Dallas,Texas 75231-2388
(972) 235-3031 www.pkce.com
TX. REG: ENGINEERING FIRM F-14439
TX. REG. SURVEYING FIRM LS-10193805-00
„Pacheco Koch
February 26,2016
EXECUTIVE SUMMARY
The services of Pacheco Koch were retained by Mayse &Associates, Inc. on behalf
of the Owner,to conduct a Parking Demand Analysis for the proposed Hotel Indigo
development located on State Highway 114 WB Frontage Road in Southlake,
Texas. The project is a 120-room select-service hotel with meetings rooms and
restaurant/bar. Parking will be provided on site by surface parking. This Parking
Demand Analysis is being provided to the City in support of the request for a
reduction in the base parking requirement.
Based upon the analyses performed herein, the following findings and
recommendations were determined by Pacheco Koch.
FINDING: Based upon the synergy among the functions of the proposed,
select-service hotel, the projected peak parking demand based upon
published data from the Parking Generation manual, 4th Edition (2010),
published by the Institute of Transportation Engineers (ITE), is 1.2 parked
vehicles per occupied room on a Saturday, or 144 parked vehicles at full
occupancy.
❖ RECOMMENDATION: Provide parking for the proposed hotel development
at the rate of 1.2 parking spaces per guest room (inclusive of parking needs
for meeting rooms and restaurant/bar). This would reflect a reduction of
approximately 32% from the base parking requirement outlined in the City
of Southlake Land Development Code. A reduction of surface parking
spaces is consistent with the intents and purposes of the property's ECZ
designation to "encourage efficient land use by facilitating compact
development and minimizing the amount of land that in seeded for surface
parking.”
END
Parking Demand Analysis
Hotel Indigo
Page
„Pacheco Koch
February 26,2016
TABLE OF CONTENTS
EXECUTIVE SUMMARY...................................................................................................... i
INTRODUCTION................................................................................................................. 1
Purpose........................................................................................................................................ 1
ProjectDescription........................................................................................................................ 1
Code Parking Requirement..........................................................................................................2
PARKING DEMAND ANALYSIS..........................................................................................2
Approach......................................................................................................................................2
PublishedParking Data................................................................................................................3
SUMMARY OF FINDINGS..................................................................................................4
LIST OF TABLES:
Table 1. Development Program Summary
Table 2. Base Code Parking Requirement
Table 3. Projected Peak Parking Generation Summary Based Upon
Published Data
LIST OF EXHIBITS:
Schematic Design Plans (prepared by Mayse &Associates, Inc.)
Parking Demand Analysis
Hotel Indigo
Page ii
„Pacheco Koch
February 26,2016
INTRODUCTION
The services of Pacheco Koch (PK) were retained by Mayse & Associates, Inc. on
behalf of the Owner, Esperanto Developments, to conduct a Parking Demand
Analysis (PDA) for the proposed hotel with meeting rooms and restaurant/bar
development known as Hotel Indigo (the "Project") located on State Highway 114
WB Frontage Road, west of N. White Chapel Boulevard, in Southlake, Texas. A
schematic design plan prepared by Mayse & Associates, Inc. is attached to this
report for reference purposes.
The Owner is seeking an adjustment to the base parking requirement from the City
to facilitate development of the Project. Submittal of a PDA, prepared by a skilled
professional is one of the requirements of the City's process. This PDA was prepared
in accordance with industry and local standards by registered professional
engineers employed by Pacheco Koch. Pacheco Koch is a licensed engineering
firm based in Dallas,Texas, that provides professional services in traffic engineering,
transportation planning, parking analysis, and related fields.
Purpose
A Parking Demand Analysis is an investigation of actual and/or published parking
demand characteristics for a specific site with specific land use(s). The analysis is
designed to take into consideration any site-specific factors that may affect
parking demand. Therefore, the results presented in this analysis may not apply to
other examples of the same land use.
Parking demand is theoretically represented by local zoning ordinances. However,
in many cases,these ordinances are overly-simplified and/or over-generalized and
do not sufficiently reflect actual parking needs. The purpose of this PDA is to
compare the actual parking needs with the corresponding code requirements to
illustrate the differences and provide justification for a potential reduction in the
code parking requirement for the property. Approval of any reduction is a subject
to the approval process of the City of Southlake.
Project Description
The Project is an 89,144 square feet, select-service hotel. A summary of the
proposed development program is provided in Table 1.
Table 1. Development Program Summary
USE AMOUNT
Guest Rooms 120
Meeting Rooms 2,960 SF
Restaurant+ Bar 2,400 SF (approx.)
NOTE: The development program provided above is based upon the most current and complete
information available at the time of this study publication.
Parking Demand Analysis
Hotel Indigo
Page 1
„Pacheco Koch
February 26,2016
The site will provide surface parking -- the number of spaces shall be determined
based upon the outcome of the requested code parking adjustment. While the
site will be a stand-alone location at the outset,it is expected that office and similar
land uses will ultimately develop on adjacent properties around the hotel, which
will provide shared parking opportunities in the future.
Code Parking Requirement
The study site is currently zoned an ECZ (Employment Center Zoning) District as
outlined in Section 49 of the City of Southlake Land Development Code. One of
the intents and purposes of the ECZ designation is to "encourage efficient land
use by facilitating compact development and minimizing the amount of land
that in seeded for surface parking.” Furthermore, "the applicant shall propose
off0street parking standards appropriate to serve the proposed uses in the EC.
Section 35 [of the Land Development Code] shall be used as a guide to establish
parking standards but parking standards shall be established in the ordinance
creating the EC district...."
The base parking ratios for the subject uses are listed in Section 35.6(b)(7)(a) of the
Land Development Code,which are summarized in Table 2.
Table 2. Base Code Parking Requirement
DIRECT
LAND USE AMOUNT[A] RATE PARKING
REQUIRED
Hotel, Motel,or 35.6(b)(7)(a) 120 Rooms 1 space/ 1 Room 120
Dude Ranch
Restaurant 35.6(b)(8)(a) 1,400 SF lspace/ 100 SF 14
Lounge/Bar 35.6(b)(8)(c) 1,000 SF lspace/ 100 SF 10
Meeting Rooms 35.6(b)(4)(c) 2960 SF 1 space/ 3 seats 67
Total -- 89,144 SF -- 211
[A] Based upon Schematic Design Plan prepared by Mayne &Associates, Inc. as of January 11,2016.
PARKING DEMAND ANALYSIS
Submittal of a Parking Demand Analysis is required as part of the review process for
the requested adjustment to the base parking requirement. The Staff will provide
a review of the analysis and provide a technical recommendation.
Approach
To validate the parking demand for the subject site,information was compiled from
published parking demand data from credible industry sources. These resulting
data points were then compared to the base code parking requirement to provide
the basis for the proposed adjustment to the base parking requirement.
Parking Demand Analysis
Hotel Indigo
Page 2
„Pacheco Koch
February 26,2016
Published Parking Data
The Parking Generation manual, 4th Edition (2010), published by the Institute of
Transportation Engineers (ITE), is the preeminent source of technical parking
demand data. The manual is a compilation of actual parking generation data
and statistics by land use as collected over several decades by creditable sources
across the country. Though the manual is not comprehensive, data are provided
for several land uses. Use of the ITE equations and rates to project peak parking
demand is widely recognized, when applicable; however, application of
engineering judgment to interpret the data is strongly advised.
The ITE Parking Generation manual does provide estimated peak parking demand
rates for a hotel use of 0.89 and 1.20 parked vehicles per occupied room for a
weekday and Saturday, respectively. ITE does explain that a hotel use (and,
therefore, the published parking demand rates) may include such facilities as:
restaurants, cocktail lounges, meeting and banquet rooms or convention facilities,
limited recreation facilities (e.g., pool, fitness room), and other retail and service
shops. These parking demands rates reflect the overall peak demand shared by
all the aforementioned functions, collectively. These rates do account for use of
alternate travel modes,such as transit,taxis,shuttles,etc.; however,some sites may
have a greater-than-average proportion of alternative mode trips and warrant an
additional reduction (no additional reductions were applied in this analysis).
Table 3 provides a summary of the projected parking demand for the main uses on
site based upon ITE rates. Excerpts from the ITE Parking Generation manual are
provided in the Appendix.
Table 3. Projected Peak Parking Generation
Summary Based Upon Published Data
PROJECTED
LAND USE QUANTITY RATE PEAK
PARKING
DEMAND
Hotel 0.89 per occupied 107
(Suburban) 120 Rooms room (weekday) (weekday)
(ITE Land Use 1.20 per occupied 144
Code 310) room (Saturday) (Saturday)
As shown in Table 3 above, the projected peak parking demand for the proposed
hotel development, based on ITE's methodology, is 144 parking spaces-320 lower
than the corresponding code parking requirement for those uses of 211 spaces.
This "overstatement” of the code criteria justifies a request for a reduction of the
requirement.
Parking Demand Analysis
Hotel Indigo
Page 3
„Pacheco Koch
February 26,2016
SUMMARY OF FINDINGS
NOTE: Recommendations presented in this report reflect the opinion of Pacheco Koch based solely
upon technical analysis and professional judgment.
The following findings and recommendations are based upon buildout of the
subject property in accordance with the hypothetical development scenario
outlined in the Project Description section of this report.
FINDING: Based upon the synergy among the functions of the proposed,
select-service hotel, the projected peak parking demand based upon
published data from the Parking Generation manual, 4th Edition (2010),
published by the Institute of Transportation Engineers (ITE), is 1.2 parked
vehicles per occupied room on a Saturday, or 144 parked vehicles at full
occupancy.
❖ RECOMMENDATION: Provide parking for the proposed hotel at the rate of
1.2 parking spaces per guest room (inclusive of parking needs for meeting
rooms and restaurant/bar). This would reflect a reduction of approximately
32% from the base parking requirement outlined in the City of Southlake
Land Development Code. A reduction of surface parking spaces is
consistent with the intents and purposes of the property's ECZ designation
to "encourage efficient land use by facilitating compact development
and minimizing the amount of land that in seeded for surface parking.”
END OF MEMO
Parking Demand Analysis
Hotel Indigo
Page 4
14 ARIZONA
TEXAS
NEW MEXICO
OKLAHOMA
7LUIR �namr:vvinc
May 16, 2016
Steven Anderson, P.E.
City of Southlake
1400 Main Street,Suite 320
Southlake,Texas 76092
Re: Hotel Indigo Parking Study Review
Dear Mr.Anderson:
Per your request, we have completed a review of the parking study conducted for the proposed Hotel Indigo,to
be on the SH 114 westbound frontage road east of White Chapel Boulevard in Southlake,Texas. The parking study
was prepared by Pacheco Koch and dated February 26, 2016.
Comments are numbered for ease of reference and the numbering does not imply any ranking. We have divided
our comments into two categories—Informational Comments are those that require no action by the city or the
applicant. Action Comments are those that require a response or action by the City or applicant. We offer the
following comments on the submitted study.
INFORMATIONAL COMMENTS(REQUIRE NO ACTION BY CITY OR APPLICANT)
1. The text of the study indicates that the land use is a hotel with associated meeting facilities and a
restaurant with a bar. The hotel is anticipated to be 89,144 square feet and will include 120 guest rooms.
The hotel will also include 2,960 square feet of meeting space and approximately 2,400 square feet of
restaurant/bar space.
2. The latest site plan contains 145 parking spaces. The study recommends 144 spaces be allowed. Based
on City code,a total of 211 parking spaces would be required.
ACTION COMMENTS(REQUIRE RESPONSE OR ACTION BY CITY OR APPLICANT}
1. On page 1,the study states that the hotel will be located west of White Chapel Boulevard; however, the
site plan indicates that it is located east of White Chapel Boulevard.
2. Calculation of the City parking requirement included a parking ratio of 1 space per 3 seats for a `meeting
room',which was calculated to yield 67 spaces. However,the study does not indicate where the number
of seats was obtained for the proposed site.
3. The site plan includes an optional dog park on the hotel property. Would this park be accessible by the
public?
4. The study utilized the average parking demand using ITE Parking Generation for a 120-room hotel to
obtain an estimated 1.44 parking spaces required. However,the study did not include calculations for the
85'"percentile parking demand and did not include calculations for the restaurant space. The study does
3030 LBJ Freeway,Suite 1660, Oallas,TX 75234
(972) 248-3006 office (972)248-3855 fax I www.leeengineering.com Page 1 of 2
not indicate whether the restaurant facility would be regularly serving as a destination for the general
public or just as a dining accessory use of the hotel.
5. Lee Engineering generated parking demand using ITE Parking Generation for a 120-room hotel along with
2,400 square feet of restaurant/bar space. This results in the following parking demands:
WEEKDAY PARKING Average Average 8514 Percentile 85th Percentile
DEMAND ANALYSIS Demand Spaces Demand Spaces
Suburban Hotel (310)Weekday 0.89/room 107 1.08/room 130
Restaurant with Bar/Lounge(932)Weekday 13.3/1,000 SF 32 17.4/1,400 SF 42
WEEKDAY DEMAND(Not adjusted for shared parking) - 139 - 172
Shared Parking Adjustment(Hotel use parked at 75%peak) - -27 - -32
Total Demand - 112 - 140
SATURDAY PARKING Average Average 851h Percentile 85th Percentile
DEMAND ANALYSIS Demand Spaces Demand Spaces
Suburban Hotel (310)Saturday 1.2/room 144 1.54/room 185
Restaurant with Bar/Lounge(932)Saturday 16.3/1,000 SF 39 20.4/1,000 SF 49
SATURDAY DEMAND(Not adjusted for shared parking) - 183 - 234
Shared Parking Adjustment(Hotel use parked at 75%peak) - -36 - -46
Total Demand - 147 - 188
o Restaurant and hotel uses peak at different times during the evening allowing parking to be
shared efficiently between the uses. Hotel parking demand is typically 70-75% during early
evening when the restaurant use peaks. This results in the availability of a significant number of
hotel spaces being available for other uses. The 851h percentile Saturday parking demand exceeds
the planned 145 spaces by 33.
6. As a secondary check, Lee Engineering calculated the parking requirement for several nearby cities and
also utilized the Hotel Planning and Development Guide published by Richard Penner with the Cornell
School of Hotel Administration.
PARKING REQUIREMENT Dallas Fort Worth Grapevine 85th Percentile
Spaces
Hotel/Suburban Hotel 1/room 1/room 1.5/room 1.2-1.4/room
Restaurant 1/200 SF 5/1,000 SF 10/1,000 SF i/100 SF
Meeting Space/Ballroom 1/200 SF 1/100 SF I - I -
Parking Spaces Required: 147 159 1 204 1 168-192
7. Based on these results, the site may require more than the 1.45 spaces shown in the site plan. More
information related to the intended restaurant/bar use should be provided. The study should also further
discuss opportunities for any shared or overflow with adjacent properties.
If you have any questions, please contact me at(972) 248-3006. We appreciate the opportunity to provide these
services and are available to address any additional comments or concerns.
Sincerely,
John Denholm Ili, P.E., PTOE
Project Manager
Lee Engineering
TBPE Firm F-450
I
LCC Enanrc :3ina Page 2 of 2
I
J Pacheco Koch
May 18, 2016
PK No.: 3791-16.097
Mr. Steve D. Anderson, P.E., CFM
CITY OF SOLITHLAKE
1400 Main Street, Suite 320
Southlake, Texas 76092
Re: INDIGO HOTEL
Southlake, Texas
Dear Mr. Anderson:
This letter is to provide responses to the "action items" identified by Lee Engineering in their review
of my parking study for the proposed Indigo Hotel dated February 26, 2016. The following items
have been addressed as per the referenced review:
ACTION COMMENTS
1. On page 1, the study states that the hotel will be located west of White Chapel Boulevard;
however, the site plan indicates that it is located east of White Chapel Boulevard.
Response: This appears to be my mistake-it should have said "east of..."
2. Calculation of the City parking requirement included a parking ratio of 1 space per 3 seats for
a 'meeting room', which was calculated to yield 67 spaces. However, the study does not
indicate where the number of seats was obtained for the proposed site.
Response: The number of seats was provided to me by the architect based upon occupancy
loads.
3. The site plan includes an optional dog park on the hotel property. Would this park be
accessible by the public?
Response: (no response Architect/Owner to provide information).
4. The study utilized the average parking demand using ITE Parking Generation for a 120-room
hotel to obtain an estimated 144 parking spaces required. However, the study did not include
calculations for the 85th percentile parking demand and did not include calculations for the
restaurant space. The study does not indicate whether the restaurant facility would be
regularly serving as a destination for the general public or just as a dining accessory use of the
hotel.
Response: My study used the "average peak period parking demand" (which equates to the
50th percentile). Use of the 85th percentile factor instead of the average is discretionary to get
a more conservative calculation, but it is not required.
7557 Rambler Road Suite 1400 Dallas,TX 75231-2388 972.235.3031 pkce.com
Mr. Steve D. Anderson, P.E., CFM
May 18, 2016
Page 2
5. Lee Engineering generated parking demand using ITE Parking Generation fora 120-room hotel
along with 2,400 square feet of restaurant/bar space. This results in the following parking
demands:
WEEKLY PARKING Average Average 85th Percentile 85th Percentile
DEMAND ANALYSIS Demand Spaces Demand Spaces
Suburban Hotel 310 Weekday 0.89/room 107 1.08/room 130
Restaurant with Bar/Lounge 932 Weekday 13.3/ 1,000 SF 32 17.4/ 1,000 SF 42
WEEKDAY DEMAND Not adjusted for sharedparking) - 139 - 172
Shared Parking Adjustment Hotel use parked at 75% peak) - -27 - -32
Total Demand - 112 - 140
SATURDAY MORNING Average Average 85th Percentile 85th Percentile
DEMAND ANALYSIS Demand Spaces Demand Spaces
Suburban Hotel 310 Saturday 1.2/room 144 1.54/room 185
Restaurant with Bar/Lounge 932 Saturday 16.3/ 1,000 SF 39 20.4/ 1,000 SF 49
SATURDAY DEMAND Not adjusted for sharedparking) - 183 - 234
Shared Parking Adjustment Hotel use parked at 75% peak) -36 -46
Total Demand - 147 - 188
o Restaurant and hotel uses peak at different times during the evening allowing parking
to be shared efficiently between the uses. Hotel parking demand is typically 70-750
during early evening when the restaurant use peaks. This results in the availability of a
significant number of hotel spaces being available for other uses. The 85th percentile
Saturday parking demand exceeds the planned 145 spaces by 33.
Response: ITE's description of the "hotel" land use explains that this use "...may contain
supporting facilities such as restaurants; cocktail lounges; meeting and banquet rooms or
convention facilities..." Therefore, these items are incorporated into the parking ratios, and it
is not necessary to separately add parking demand for these supporting uses. If the restaurant
will be a major destination in itself, then additional parking may be considered on a
discretionary basis.
6. As a secondary check, Lee Engineering calculated the parking requirement for several nearby
cities and also utilized the Hotel Planning and Development Guide published by Richard
Penner with the Cornell School of Hotel Administration.
PARKING REQUIREMENT Dallas Fort Worth Grapevine 85th Percentile
Spaces
Hotel/Suburban Hotel 1 /room 1 /room 1.5/room 1.2-1.4/room
Restaurant 1 /200 SF 5/ 1,000 SF 10/ 1,000 SF 1 / 1,000 SF
Meeting Space/Ballroom 1 /200 SF 1 / 100 SF - -
Parking Spaces Required: 147 159 204 168-192
Response: The Hotel Planning and Development Guide is probably reasonable for comparison
purposes, but it is not an "engineering" industry standard. 1 do not know the methodology
used by that author to develop their recommendations, but 1 do consider the ITE manual (that
1 used in my study) to be the industry standard for a technical parking study. Other cities'
parking codes also provide a reference point, but are very subjective.
7557 Rambler Road Suite 1400 Dallas,TX 75231-2388 972.235.3031 pkce.com
Mr. Steve D. Anderson, P.E., CFM
May 18, 2016
Page 3
7. Based on these results, the site may require more than the 145 spaces shown in the site plan.
More information related to the intended restaurant/bar use should be provided. The study
should also further discuss opportunities for any shared or overflow with adjacent properties.
Response: The original study was based upon industry standard data.
If you have any questions or need any additional information, please call at your earliest
convenience.
Sincerely,
�5� (S 8��—
Steve E. Stoner, P.E., PTOE
SES/mqm
3791-16.097-Response to Comments Letter
7557 Rambler Road Suite 1400 Dallas,TX 75231-2388 972.235.3031 pkce.com