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'k ... , i I . •,. v , lilt I '4"1/4411111 ' i - . at ....' .` I , - I •.'...- *as t II . — ,-- - 1 t It t I ,t I "44 1 \ i * , , ...,, . . . , I .. ''.. IV ,fr . . - ,-. ,•:1„:.., .....i* , .. ,. .bt.,,*It,..t. e.. 1/1 , ) i lk . 0 1 4,tihi . 4•0 1/1 w = CY 7A Stantec Consulting Services Inc. Stantec 221 West Sixth Street Suite 600,Austin TX 78701-3411 November 11, 2016 File: 1 981 1 01 1 1 Attention: John Denholm Ill, P.E., PTOE Project Manager Lee Engineering 3030 LBJ Freeway, Suite 1660 Dallas,Texas 75234 Dear Mr Denholm, Reference: Comment Response White Chapel Village Delta Hotel Parking Study Review Southlake,Tarrant County,Texas This is our response to comments received from your office on November 2,2016 We have reviewed these comments and respond in the following manner Action Comments 6. Previously the study stated 10,810 square feet of meeting space was proposed within the planned hotel. The study no longer details how many square feet of meeting space is included in the proposed hotel. Please cite the planned square footage of meeting space within the hotel that was used in the updated analysis. The equivalent square footage for the Ballroom and Meeting Space have been provided as footnote references within the memorandum. 7. The concept development plan included in the 2016-10-24 Delta Southlake Center S-P- 2 Zoning Submittal depicts the proposed Delta Hotel Development as well as the following buildings and uses: • Two (2) five (5) story office buildings with retail and parking below grade. • One (1) six (6) story office building • A three (3) story parking garage with retail space • A separate retail space • It is important to recognize that the uses shown in the latest concept plan are more intense than the uses analyzed in the traffic impact analysis submitted and reviewed previously for the White Chapel Village Site. The TIA should be updated to reflect the latest plan. A meeting with the City and Lee Engineering to discuss the outcome of updating the TIA for the purposes of improvements related to the hotel is requested. oifr November 11, 2016 Mr Denholm III,P.E., PTOE Page 3 of 5 Reference: Comment Response 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." The applicant revised the study to use ULI Shared Parking demand percentages for a conference center resulting in 50% of the conference center parking demand during the 6 PM hour, 30% from 7 PM to 9 PM and 10% during the 9:00 PM hour • Lee Engineering still maintains that an evening event for the space should be accommodated. Based on a review of Delta hotel meeting and space planning information on the Marriott/Delta hotel websites, weddings are desired events for the other locations in the Delta brand. Lee Engineering believes an evening event, that fully utilizes the largest ballroom, such as a wedding, should be accommodated by the site. • Notably, Shared Parking contains hourly time-of-day factors for Conference/Banquet facilities within a Hotel as well as the Convention use While the study applied Convention though it would appear that Conference/Banquet is more appropriate during the evening hours as demand is shown as 100%from 5:00 PM to 10:00 PM • Previously Lee Engineering had commented that "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." The parking study no longer includes the total square footage of meeting space, no breakdown or other detailing of the planned space is provided, and the study simply states that 540 seats are available in the conference center. Additionally, in a comment response document, the applicant states than "The parking ratio has been changed to a seating ratio which provides a seating capacity that is consistent other developments with similar land uses that have recently been approved and developed within the area." Because the size of the meeting space has been removed, the reasonableness of the selected number of seats and seating ratio cannot be assessed The seating ratio should be based on the planned hotel configuration, or on similar Delta Hotel facilities. • Based on the information in the study, the Conference/Banquet use is more appropriate than Convention Convention use is applicable to hotel space that can accommodate 1,000 persons or more The study suggests only 540 persons can be accommodated in the meeting spaces 117 IT r urn;t V\1981\active\1981 101 1 1\Traffic\6.00 Files out\1981\2016-1 1-1 1\20161 1 1 1_denholm.docx/ks November 11, 2016 Mr. Denholm III, P.E., PTOE Page 5 of 5 Reference: Comment Response not take into account the interaction of other land uses within the development such as the planned office buildings and retail spaces These usesshould be included in the analysis " • The applicant's comment response indicates that "At this time, the land uses currently presented are the only uses that are currently plonned to be built Its the developer's intent to complete an additional shared parking study as further land uses are intended to be developed and constructed. • Lee Engineering requested the parking analysis incorporate the entire development and not just the Hotel site because Lee Engineering is of the opinion that the Hotel portion of the site is underparked and that a shared parking analysis for the entire development may indicate otherwise suitable operations. 15. The parking study submitted does not sufficiently support the need for only 337 parking spaces as proposed Please contact our office should you have any questions or if we can be of further assistance. Sincerely, STANTEC CONSULTING SERVICES INC. Nicola Gheno, P.E., PTOE Civil Engineer Phone. 512.328.0011 Fax: 512 328.0325 Nicola Gheno©stantec.com ,es:r�n nnih A frf'e�rt, V\1981\active\198110111\Traffic\6.00 Files out\1981\2016-11-11\20161111_denholm docx/ks BURY now Stantec Consulting Services Inc. 221 West Sixth Street Suite 600,Austin TX 78701-3411 Stantec November 11, 2016 File: 1981 101 1 1 Attention: Mr. Carl Schwab RREAF Real Estate & Note Acquisitions 4245 North Central Expressway Suite 420 Dallas,Texas 75205 Dear Mr. Schwab, Reference: White Chapel Village Delta Hotel Shared Parking Study This letter is in response to your request for a parking study analyzing shared parking between uses The proposed White Chapel Village Delta Hotel will have surface parking with 337 parking spaces The White Chapel Village will consist of various land-uses including, hotel, restaurants, and conference center development. In order to determine the sufficiency of the proposed surface parking in meeting the parking demand generated by White Chapel Village, full capacity of each land use was considered for the parking analysis Site Description The proposed site is located on the southeast corner of White Chapel Boulevard and the SH 114 eastbound frontage road, north of Highland Street The site location is shown in Figure 1. (Des,an witr. November 11, 2016 Mr Schwab Page 3 of 6 Reference: White Chapel Village Delta Hotel Shared Parking Study Per the City of Southlake Off-Street Parking Section 35,502 total parking spaces are required per the various land-uses as shown within Table 1. Shared Parking Analysis The shared parking analysis for the White Chapel Village was completed following the Urban Land Institute's (ULI) Guideline for Shared Parking as well as the Institute of Transportation (ITE) Parking Generation Handbook. The ITE and ULI handbook was utilized to determine time of day distribution as seen in Table 2. Based on the time of day distribution, the peak demand hour was determined to be between 9-10 pm. The ULI handbook accounts for non-captive parking as well as driver ratios as part of the adjustment factors. For the purposes of this analysis, the Restaurant land-use was assumed to have an 85% non-captive adjustment. The Ballroom was assumed to have a 50% non- captive adjustment which is consistent with the Westin Parking Study results. While the Westin study, provided a 50% non-captive adjustment for both Restaurant and Conference/Meeting Space, a more conservative approach to include an 85% non-captive adjustment for Restaurant and 50% non-captive adjustment for the Ballroom was utilized for the White Chapel Village. ULI suggests that for meeting spaces contained within a hotel below 20 sf per guestroom is considered incidental to the hotel and does not create significant parking demand. The White Chapel Village is providing meeting space that is approximately 5.6 sf per guestroom which is below the 20 sf recommended breaking point.As a conservative approach, the Meeting Space was assumed to have a 25%non- captive adjustment based on the intended usage to be a hotel small conference which is consistent with the Cambria Hotel Parking Study results which also utilized a 25% non-captive adjustment In addition, the driver ratio was assumed to be 100%for all land uses. Upon understanding the various adjustment factors, the required parking without shared parking was adjusted by the above mentioned factors to obtain the total required parking for shared parking. The adjustment factors as well as the shared parking requirement can be seen within Table 3. i?ess'rjr -.,3r ;r ,rirj November 11, 2016 Mr Schwab Page 5 of 6 Reference: White Chapel Village Shared Parking Study TABLE 3 - ADJUSTED SHARED PARKING REQUIREMENTS Moak Hour Land Uses Demand 9A011111 � llkiver o Demand Hotel 240 204 100% 100% 204 Restaurant/Bar 96 60 85% 100% 52 Ballroom 136 136 50% 100% 68 Meeting Space 30 30 25% 100% 8 Total Required Parking 502 Shared Parking Required 332 Spaces w/o Shared Parking As seen in Table 3 above, the Restaurant is estimated have an 85% non-captive adjustment factor the Ballroom will have a 50% non-captive adjustment factor, and the Meeting Space will have a 25% non-captive adjustment factor which has been which have been discussed previously within this memorandum. Upon the completion of the analysis, it was found that by sharing parking between uses, the White Chapel Village Delta Hotel will need to provide 332 parking spaces to accommodate the peak parking period of at 9.00 pm Currently,the development is providing 337 parking spaces,therefore, the development is over parked by 5 spaces and no additional parking spaces are required for the White Chapel Village Delta Hotel In addition to the dedicated off-street parking, three valet plan options for the site have been provided to allow up to 28 additional parking spaces for events occurring during the peak hour and to accommodate the overflow parking during special events V\1981\active\1981101 11\Traffic\4.00 Reports and Documents\4 01 Engineering Reports\2016-11-11 Schwab.docx/ks 11:61 C4 Coi 13 ( ' 4/1... -u 04 14 I -9 r 1 ....-,,,____....„ .., i ,,. tar ----1.. ,7 , '.\, ., r, 1 I 1 $fin 7. 4.4.. •wiiiri PM A I.,' ' 1 hi tt , .0 i i q li-a ' ' 11 ' L ' ' — 14zg • " 1 1 1 1 , „... i ea cm 16 C3 C3 CI3 C3,Ca C3 C3 — , r i ....., •-•• 11 3 / '. st ..„ 1-4 0j i. i 1 @ .c>t 2ii RRE LANE .. i . s sz 11111$ 1 '' p' p:;,p p.k p e kk IP' 0 0 — 1 61 TR' ..n 101,145.40.10MMITINSUP'11.• . 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