Revised Parking Study 2016-11-11BURY
now
Sta ntec
November 11, 2016
File: 1 981 101 1 1
Stantec Consulting Services Inc.
221 West Sixth Street Suite 600, Austin TX 78701-3411
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.
Design with community in mind
November 11, 2016
Mr. Schwab
Page 2 of 6
Reference: White Chapel Village Delta Hotel Shared Parking Study
Figure 1: Site Map
Aerial Image Source: Google Earth
The White Chapel Village will consist of various land -uses including, hotel, restaurants, and
conference center development. Table 1 outlines the various land -uses with their respective density
and seating capacity.
TABLE 1 - REQUIRED PARKING PER LAND USE (WITHOUT SHARED PARKING)
Site
Land Use
ITE
Code
Density
Unit
Ratio
Parking
Required
White Chapel
Village
Hotel
310
240
rooms
I/ Room
240
Restaurant/Bar^
932
290
Seats
1/ 3 seats
96
BallroomB
-
407
Seats
1/ 3 Seats
136
Meeting Spacec
-
90
Seats
I 1/ 3 seats
30
Total Parking Required (Prior to Adjustments)
502
The Restaurant/Bar will have 4,400 sf of dining space excluding the kitchen space or approximately 290 seats based on a
maximum 15 sf per occupant ratio
B The Ballroom will have 6,100 sf or approximately 407 seats based on a maximum 15 sf per occupant ratio
c The Meeting Space will have 1,350 sf or approximately 90 seats based on a maximum 15 sf per occupant ratio
B&c The 3,360 sf Pre Function is considered ancillary use to Ballroom and Meeting Space
Design with community in mind
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.
Design with community in mind
E-�
November 11, 2016
Mr. Schwab
Page 4 of 6
Reference: White Chapel Village Delta Hotel Shared Parking Study
TABLE 2 - TIME OF DAY DISTRIBUTION PARKING RESULTS
Peak Weekday Scenario
4
5
6
7 1
AM
8 1
9
10
1
2
Time
I
1 1
of Day
1 2 1
3
1 4 1
5
PM
6 1
7 1
8
9 1
10
1 1
Land Uses
Density
Unit
Parking
Generation
Percentage
of "Parking Generation" Creating Demand
(%) and
Parking Demand (cars)
100%
100%
100%
96%
90%
87%
82%
77%
77%
75%
73%
70%
71%
70%
76%
75%
79%
85%
87%
977.
HotelA
240
rooms
240
240
240
240
230
216
209
197
185
185
180
175
168
170
168
182
180
190
204
209
233
0%
9%
26%
44%
57%
76%
85%
92%
100%
90%
53%
42%
427.
76%
83%
63%
66%
63%
48%
44%
Restaurant/Barg
290
Seats
96
0
9
25
42
55
73
82
88
96
86
51
40
40
73
80
60
63
60
46
42
0%
0%
0%
0%
30%
60%
60%
607.
65%
65%
65%
65%
65%
100%
100%
100%
100%
100%
50%
0%
BallroomB
407
Seats
136
0
01
0
0
41
82
82
82
88
88
88
88
1 88
136
136
136
136
136
68
0
0%
0%
0%
0%
30%
60%
60%
607.
65%
65%
65%
65%
65%
1007.
100%
100%
100%
100%
50%
0%
Meeting Space
90
seats
30
0
0
0
0
9
18 1
18 1
18
20
20
20
20
20
30
30
30
30
30
15
0
Period Tota1s:
240
249
265
273 1
3221
3831
380 1
375
1 391
1 3771
36
3181
320
410
431
409
422
433
339
275
A ITE Parking Generation Handbook 41h Edition
B ULI Shared Parking Manual 2nd Edition
Design with community in mind
November 11, 2016
Mr. Schwab
Page 5 of 6
Reference: White Chapel Village Shared Parking Study
TABLE 3 - ADJUSTED SHARED PARKING REQUIREMENTS
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.
Design with community in mind
V:\1981\active\198110111\Traffic\4.00 Reports and Documents\4.01 Engineering Reports\201 6-11 -11 Schwab.docx/ks
Peak Hour
Adjusted
Unadjusted
Adjustment
Non
Peak Hour
Land Uses
Demand
9:00 PM
Captive
Driver Ratio
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
11 Spaces w/o Shared Parkin
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.
Design with community in mind
V:\1981\active\198110111\Traffic\4.00 Reports and Documents\4.01 Engineering Reports\201 6-11 -11 Schwab.docx/ks
11
November 11, 2016
Mr. Schwab
Page 6 of 6
Reference: White Chapel Village Delta Hotel Shared Parking Study
We appreciate your office's review of this document and look forward to working with you. If you
should have any questions please do not hesitate to contact us at 512.328.0011.
Regards,
STANTEC CONSULTING SERVICES INC.
Nicola Gheno, P.E., PTOE
Civil Engineer
Phone: 512.328.001 1
Fax: 512.328.0325
Nicola.gheno@stantec.com
Design with community in mind
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