Item 5 - Parking Analysis ReviewP,
LEE EncinEame
September 30, 2016
Steven Anderson, P.E.
City of Southlake
1400 Main Street, Suite 320
Southlake, Texas 76092
Re: White Chapel Village Delta Hotel Parking Study Review
Dear Mr. Anderson:
ARIZONA
TEXAS
NEW MEXICO
OKLAHOMA
Per your request, we have completed a review of the parking study for the proposed White Chapel Village
Delta Hotel, to be located on the southeast corner of the intersection of White Chapel Boulevard and the SH
114 eastbound frontage road in Southlake, Texas. The parking study was prepared by Stantec Consulting
Services, Inc., and dated September 15, 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/conference
facilities and a restaurant. The hotel will include 240 rooms, along with 10,810 square feet of meeting
space and 7,476 square feet of restaurant space.
2. The study indicates that the site is currently planned to include 320 parking spaces.
3. The 'time of day' distribution from the ITE Parking Generation Manual utilized was for a "family
restaurant" (high -turnover sit-down, ITE code 932) on a weekday, which appears reasonable. While
the "restaurant with bar or lounge" may be more applicable, the "family restaurant" appears to have
a more conservative distribution.
4. ULI Shared Parking provides a higher base parking rate for hotel (1.18 to 1.25 spaces per room) and
for a conference center within a hotel (30 spaces per 1,000 square feet). These rates would result in
peak parking requirements greater than proposed.
5. As a secondary check, Lee Engineering generated parking demand using ITE Parking Generation for
a 240 -room hotel along with 7,476 square feet of restaurant space. Meeting space was assumed to
be included within the hotel, as ITE does not provide parking data for this land use separately. This
demand calculation along with a shared parking adjustment results in an average weekend demand
of 335 spaces and an 851h percentile demand of 427 spaces.
3030 LBJ Freeway, Suite 1660, Dallas, TX 75234
(972) 248-3006 office (972) 248-3855 fax I www.leeengineering.com
Page 1 of 2
ACTION COMMENTS IREOUIRE RESPONSE OR ACTION BY CITY OR APPLICANT)
6. The 'time of day' distribution used for the hotel land use (ITE code 310) does not appear to come
from the ITE Parking Generation Manual. The hourly distribution for the hotel land use does not
appear reasonable as 0% of the hotel parking was shown in use throughout the overnight hours.
Please update this distribution to match the data presented in the Parking Generation Manual, or
indicate where the data was obtained.
7. The time of day distribution for the 10,810 square feet of meeting space does not appear reasonable
as no vehicles are assumed to be parked after 5:00 PM. An evening event for the space should be
accommodated.
8. According to the study, City code requires a total of 370 parking spaces. City code does not include
a conference center land use. Although the study does not specifically state the land use utilized, it
appears that the "lodge or fraternal organization" land use was used instead of "community center"
or "meeting rooms and places of public assembly."
• If the "community center" use in the City code were utilized instead, 424 parking spaces
would be required. This land use has been utilized by other hotel development parking
studies previously submitted to the City.
• The "meeting rooms and places of public assembly" parking requirement is given in terms of
number of seats rather than square footage. Industry data indicates that a 6,000 square foot
room could seat 400 people in a banquet configuration which would require 133 spaces
according to City code. The total required for the site would then be 448 spaces. The
proposed site has 10,810 square feet of meeting space with an unknown mix of room and
seating configurations which would likely further increase the code required parking.
• More information about the proposed meeting space is required in order to evaluate the
amount of parking necessary to accommodate the use.
9. The report indicates that the non -captive adjustments (85% for restaurant and conference center)
and driver ratio (100%) utilized came from the shared parking methodology developed by the Urban
Land Institute. However, these appear to be assumptions loosely based on the ULI methodology.
Please further indicate how these were obtained or assumed.
10. The shared parking analysis presented does not take into account the interaction of other land uses
within the development such as the planned office buildings and retail spaces. These uses should be
included in the analysis.
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 III, P.E., PTOE
Project Manager
Lee Engineering
TBPE Firm F-450
LCC CPICIPICaina Page 2 of 2