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Item 7 - Parking Analysis Traffic. Transportation Planning. Parking. Design. Parking Demand Analysis for Southwest Meadows in Southlake, Texas Technical Memorandum To: Rob Adams – Adams Engineering From: Chuck DeShazo ⎯ DeShazo Group, Inc. Date: March 22, 2018 Re: Parking Demand Analysis for Proposed Southwest Meadows in Southlake, Texas (DeShazo Project No. 18046) INTRODUCTION DeShazo Group, Inc. (DeShazo) is a consulting firm providing licensed engineers and urban planners skilled in traffic operations, transportation planning, and parking design and demand studies. The services of DeShazo were retained by Adams Engineering to study the parking provisions for a proposed business hotel with adjacent restaurant sites. The subject property is located at the southeast quadrant of the SH 114/Kirkwood Boulevard intersection in Southlake, Texas. The proposed hotel will include 134 guest rooms and 19,456 square feet of restaurant space. This report presents a summary of a technical evaluation of the parking needs for the proposed use s and recommended on-site parking supply. CODE PARKING REQUIREMENT The property is subject to direct application of zoning regulations stipulated in Section 35 OFF-STREET PARKING REQUIREMENTS AS AMENDED BY Ordinance No. 480-VVVV—of the Southlake City Code. Table 1 presents the corresponding parking rates for the proposed development plan. Table 1. City Code Parking Requirement for Southwest Meadows Land Use City Code Amount Amount to be Parked Parking Rate Parking Hotel 35.6 (7) Guest Rooms 35.6 (8) 134 units 134 units 1 Space / Room 134 Restaurant 19,456 SF 19,456 SF 1 space /100 SF 195 Total Off-Street Parking Requirement: 329 PARKING CHARACTERISTICS Southwest Meadows will consist of a hotel with on-site restaurant and three additional restaurant sites. The hotel and its on-site restaurant will experience synergy to the extent that a parking space serving a hotel guest will likely DeShazo Group, Inc. March 22, 2018 Parking Demand Analysis for Southwest Meadows in Southlake, Texas be shared by a restaurant guest as many hotel guests will also be likely to patronize the on -site restaurant. This generates a reduced parking demand by allowing one parking space to serve a dual trip purpose. For example, when a hotel guest patronizes the restaurant, a single parking space is simultaneously serving both uses. Other general characteristics common to business hotels include business groups from the same company who occupy multiple rooms and share transportation. This provides another significant reduction from the default average parking demand for hotels. PUBLISHED DATA Hotel Use As a validation for the recommended parking rate for the proposed hotel, published parking demand data is available from the Institute of Transportation Engineers (ITE). Their Parking Generation Manual, 4th Edition (2010) provides a reliable compilation of parking demand data from various land uses collected around the country over several years. Table 2. Published Parking Demand Data for Business Hotels Weekday Saturday Observed Range 0.25-0.85 vehicles per occupied room 0.58-0.75 vehicles per occupied room Average Peak Parking Demand 0.60 vehicles per occupied room 0.66 vehicles per occupied room 85th Percentile 0.75 vehicles per occupied room 0.72 vehicles per occupied room SOURCE: The Institute of Transportation Engineers (ITE) Parking Generation Manual, 4th Edition (2010), LU 310 Based upon the ITE data, the 85th percentile peak parking demand (a design value) for hotels equates to 0.75 parked vehicles per occupied room for a weekday and 0.72 for a Saturday. In fact, the actual recommended parking demand for the proposed hotel may be reduced considering a significant proportion of guests are out -of- town travelers who utilize alternative modes of transportation—such as ride-sharing companies (e.g. Uber, Lyft). Table 3 shows the percentage breakdown of transportation choices by business travelers for both 2016 and 2017. DeShazo Group, Inc. March 22, 2018 Parking Demand Analysis for Southwest Meadows in Southlake, Texas Table 3. Published Ride-Sharing Data for Business Travelers 2017 2016 Ride-Sharing Companies Uber Lyft 56 12 52 4 Other Transportation Choices Taxis 7 11 Car Rental 25 33 TOTAL 100 100 SOURCE: Year in Review: Travel & Entertainment Expense Management Trends; CERTIFY SPENDSMART REPORT. (Certify provides companies expense management software that saves them time and money.) The Certify data supports the argument that the ITE parking rates used for hotels and entertainment uses has become quite dated since much of it was collected in the 1980s and ‘90s prior to the genesis of ride-sharing services. The best data depicting the impact of these ride-sharing services on the business traveler is from Certify, an organization that analyzes the travel expenses of these travelers. Certify points out the growth of ride-sharing at the expense of taxi and car rentals. According to Certify *, only 25 percent of business travelers utilized rental cars or personal vehicles. Certify’s report is provided in the Appendix. PARKING DEMAND ANALYSIS The parking demand for Southwest Meadows will be 239 spaces on a typical peak weekday with all 134 rooms occupied and the restaurants fully utilized. The analysis is presented in Table 4 and is based upon Certify’s Ride- Sharing study for business travelers. Table 4. Parking Demand Analysis Based upon Certify’s Travel Model Hotel Category Size Parking Ratio Parking Spaces Required Guest Rooms 134 Rooms 0.45 Spaces / Guest * 60 Restaurants 17,868 SF 1 Space / 100 SF ** 179 Total Parking Demand 239 * THE CERTIFY SPENDSMART REPORT STATES THAT ONLY 25 PERCENT OF BUSINESS TRAVELERS UTILIZED PERSONAL VEHICLES OR RENTAL CARS IN 2017. DESHAZO GROUP’S PROFESSIONAL JUDGMENT ADJUSTED THAT FIGURE TO 45 PERCENT TO ACCOUNT FOR THE CITY OF SOUTHLAKE’S SUBURBAN LOCATION. ** The 17,868 square feet for restaurant space does not include the on-site restaurant at the hotel which will also likely experience a synergy of demand with hotel room guests in that one space can serve the dual purpose of lodging use and restaurant use. DeShazo Group, Inc. March 22, 2018 Parking Demand Analysis for Southwest Meadows in Southlake, Texas PARKING SUPPLY The composition of the total parking supply for the proposed development is summarized as follows: ● The proposed plan provides a total of 252 parking spaces as shown in Exhibit 1 and Table 5. Table 5. Planned Parking Supply for Southwest Meadows Parking Supply Spaces Standard 240 (95%) Accessible 12 (5%) Total Parking Supply: 252 spaces CONCLUSION This study concludes that the proposed Southwest Meadows parking supply of 252 spaces will accommodate the projected parking demand of 239 spaces. END OF MEMO 1 CERTIFY SPENDSMART™ REPORT: 2016 Year in Review 2016 Year in Review Travel & Entertainment Expense Management Trends With new and disruptive sharing economy services for the business traveler entering the mainstream, 2016 was truly an amazing year of change for corporate travel and the accounting professionals who manage the process. Check out some of the past year’s highlights and top stories, including expense category spending benchmark averages from the latest Certify SpendSmart™ Report. Category 2016 Expense Percent Meal 19% Airfare 15% Hotel 14% Misc. 13% Fuel 11% Taxi 9% Cell Phone 5% Car Rental 5% Supplies 5% Shipping 2% Toll 1% Parking 1% Category 2016 Average Expense Cost Increase/decline from 2015 Meal $27.02 + Airfare $316.17 + Hotel $210.91 – Misc. $68.20 + Fuel $29.77 – Taxi $27.90 – Cell Phone $89.00 – Car Rental $190.74 + Supplies $108.89 + Shipping $99.24 + Toll $24.38 + Parking $34.10 + HOW THE T&E EXPENSE BUDGET WAS SPENT IN 2016 Percent of total annual company travel and entertainment spend by expense category based on nearly 40 million business traveler receipts and expenses processed by the Certify system in 2016. AVERAGE TRANSACTION COST BY EXPENSE CATEGORY The majority of expense categories increased in average cost per transaction from 2015. Of interesting note, “miscellaneous” expenses increased more than $12 in 2016, nearly 13% of all spending, and “taxi” increased more than 5% from 2015 with an average cost of $27.90 per transaction. These trends are both attributable to the soaring popularity of ride- hailing service Uber, as without clear policies business travelers are often uncertain how to treat these services and categorize their expenses in the best available way. The majority of expense categories increased in average cost per transaction from 2015 2016 Year in Review Travel & Entertainment Expense Management Trends 2 CERTIFY SPENDSMART™ REPORT: 2016 Year in Review SHARING ECONOMY TRENDS There was perhaps no bigger story in 2016 than the shake up in the ground transportation category, led by ride-hailing pioneer Uber. With continued momentum in the fourth quarter of 2016, Uber now has the largest share of ground transportation overall; first time above 50% in the Certify SpendSmart Data. In addition, while at just over 4% of rides, Lyft increased its share of ground transportation transactions in 2016 at a faster rate than its larger rival. However, Uber seems to be capitalizing on its leadership position with food delivery service, UberEats. Introduced in December 2015, UberEats now represents 6% of the overall food delivery service category. ELSEWHERE IN THE SHARING ECONOMY AirBNB has doubled in transaction growth year over year since 2014 and now represents .27% of the total lodging category for Q4 2016. While still under 1% of the total, Airbnb’s growth is significant in this context. For example, Certify reports on the top 15 hotels by expense percentage with Hampton Inn in the number one spot at 8.82% and Residence Inn in last place with 1.18%. Looking at average room nights, business travelers also stayed longer with Airbnb compared to traditional hotels; 4.51 to 2.58 nights, respectively. CRAIGSLIST COMES ON STRONG Sharing economy original Craigslist.org also found new life in the 2016 Certfy SpendSmart™ Report. For the first time since Certify began reporting on business travel trends in 2013, data shows the venerable online marketplace made up .53% of the general cash expense category in Q4 2016. This is notable, as more common expenses like WiFi accounted for just .40% of the cash category in the same quarter. Airbnb Business Travel Usage • Doubled in transactions year over year since 2014 • Accounts for .27 of total lodging category in 2016 • 4.51 average nights compared to 2.58 hotel Craigslist.org was .53% of general cash expenses in Q4 2016 More common expenses like WiFi accounted for just .40% For taxis, 2016 was the toughest year as it rapidly accelerated its decline, down more than 37% since Q1 2014. In addition, car rental had its largest recorded decline in Q4 2016, dropping more than 3% from the previous quarter. Q4 2015 Q4 2016 FY 2016 Growth Lyft 2%4%551% Uber 40%52%254% Taxi 20%11%102% Rental Car 38%33%150% Q1 2016 Q2 2016 Q3 2016 Q4 2016 Lyft 2.36%3.26%3.63%4.30% Car Rental 40.01%37.35%36.27%32.93% Taxi 14.23%13.95%12.05%11.03% Uber 43.40%45.44%48.05%51.74% Lyft Uber Taxi $24.99 $24.75 $34.62 QUARTERLY GROUND TRANSPORTATION SHARE FOR 2016 AVERAGE COST PER RIDE (Q4 2016) OVERALL MOST EXPENSED VENDORS The ride-hailing revolution puts Uber in the number one spot with 6% of all transactions in 2016. Starbucks, Delta and American Airlines took two, three and four, respectively, with Amazon rounding out the top five for another somewhat unexpected showing. MOST EXPENSED VENDORS BY CATEGORY Traditional business travel brands took all the top spots for hotel, meals, car rental and airfare. National Car Rental is the clear leader in its category with 25% of expenses and receipts. THE BRANDS BUSINESS TRAVELERS LOVE MOST The highest rated brands of 2016 based on full-year SpendSmart user rating averages. Here, again ,more traditional travel vendors were rated best in their categories. Want to learn more about the Certify SpendSmart™ Report? Contact Certify at 1-888-925-0510 or visit Certify.com/CertifySpendSmartReport.aspx About Certify Certify is a web-based provider of expense management and travel booking software. Using mobile software and web-based interfaces, Certify helps companies enforce travel and expense policies and streamline expense reporting while controlling overall costs. CERTIFY SUPPORT Phone: 888-925-0510 Email: support@certify.com CERTIFY SALES Phone: 888-925-0510 Email: sales@certify.com COMPANY HEADQUARTERS 20 York Street, Portland, ME 04101 Phone: 207-773-6100 www.certify.com © 2017, Certify Uber 6% Starbucks 4% Delta 4% American Airlines 4% Amazon 3% Hotel Hampton Inn 9% Meals Starbucks 5% Rental National Car Rental 25% Airfare Delta 4% Hotel Homewood Suites 4.3 Meals CHICK-FIL-A 4.5 Rental Enterprise Rent-A-Car 4.3 Airfare JetBlue 4.5 3 2016 Year in Review Travel & Entertainment Expense Management Trends