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Item 5 - ZA18-006 Parking Analysis with appendix ss*•f• alli �Rf ••JOHN JJ DeSH••»•N ��.1B.NNoiPo.NNo 1N.� �9t-p 11490 Technical Memorandum It,, NSTEya����'w To: Josh Wilks— Wilks Development A. 11 From: John DeShazo—DeShazo Group, Inc. Date: April 12, 2018 Re: Parking Demand Analysis for Proposed Southwest Meadows in Southlake,Texas; DG#18046 INTRODUCTION DeShazo Group, Inc. 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 Wilks Development to study the parking provisions for a proposed business hotel with adjacent restaurant sites. The proposed development will include a hotel with 134 guest rooms, and 19,456 square feet of restaurant space, 1,588 of which will be located within the hotel,and 17,868 which will be located in three different adjacent sites to the hotel. The hotel will also include a 1,500 square foot meeting room. This report presents a summary of a technical evaluation of the parking needs for the proposed use 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-WW—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 ITE Code Amount Amount to Parking Rate Parking be Parked Business Hotel 35.6 b(7)(a) 312 Guest Rooms 134 units 134 units 1 Space/Room 134 Restaurant 35.6 b(8)(a) 932 19,456 SF 19,456 SF 1 space 1100 SF 195 Community Center 35.6 b(4)(c) 595 1,500 SF 1,500 SF 1 space/100 SF 15 Total Off-Street Parking Requirement: 344 PARKING CHARACTERISTICS Southwest Meadows will consist of a business hotel with on-site restaurant, 1,500 square foot meeting room,and three additional restaurant sites. The hotel, meeting room, and on-site restaurant will experience synergy to the extent that a parking space serving a hotel guest will likely be shared by a restaurant guest and meeting room attendee as many hotel guests will also be likely to patronize the on-site restaurant, and attend a meeting. This generates a reduced parking demand by allowing one parking space to serve multiple purposes. For example, when a business hotel guest patronizes the restaurant or attends an on-site meeting, a single parking space is simultaneously serving all uses. Furthermore, synergy will exist between the business hotel and the other three restaurants in that a percentage of patrons of the restaurants in Southwest Meadows will be hotel guests. Other general characteristics common to business hotels include business people from the same company who occupy multiple rooms and share transportation -another significant reduction from the default average parking demand for hotels. PARKING ANALYSIS As a validation for the recommended parking rate for the proposed business hotel, restaurants and meeting room, published parking demand data is available from the Institute of Transportation Engineers (ITE). Their Parking Generation manual,4th Edition (2010)is a recognized compilation of parking demand data from various land uses collected around the country over several years. The ITE handbook was utilized to determine time of day distribution as seen in Table 2, Table 2 Hourly Parking Demand Time of Day 4 5 6 7 1 8 9 10 11 1 12 1 1 2 3 4 5 6 7 8 9 10 11 ITE Demand Factor for 100 100 100 96 90 87 82 77 77 75 73 70 71 70 74 75 79 85 87 97 Business Hotels Business Hoed 134 134 134 129 121 117 110 103 103 101 98 94 95 94 9 9 101 106 114 117 130 Parking Demand ITE Demand Factor for 9 26 44 57 76 85 92 10D 90 53 42 42 76 83 63 66 63 48 44 Restaurants Restaurant Parking 18 47 79 102 136 152 165 179 161 95 75 75 136 149 113 118 113 86 79 Demand ITE Demand Factor for 5 0 100 100 100 100 100 100 100 100 100 5 0 3 0 3 0 1 0 Meeting Rooms Meeting Room 8 1 5 1 5 1 5 1 5 1 5 1 5 15 1 5 1 5 8 5 5 2 Parking Demand Total Parking 134 152 181 208 231 268 277 283 297 277 208 184 185 245 256 219 229 229 203 209 Demand Based on the time of day distribution, the peak demand hour was determined to be between 12:00-1:00 pm. DeShazo Group determined the required parking utilizing ULI Shared Parking methodology. Those results are displayed in Table 3. Table 3 Required Parking Utilizing ULI Shared Parking Land Uses Unadjusted Peak Hour Non Captive Driver Ratio Adjusted Demand Adjustment Peak Hour 12:00 PM Demand Business 134 103 100% 80% 82 Hotel Restaurant 1,588 SF 16 0% 100% 0 (in Hotel Lobby) Meeting 1,500 SF 15 25% 100% 4 Room Restaurant 17,868 SF 179 85% 100% 152 (Adjacent to Hotel Shared 238 Parking Required When a business hotel guest patronizes the on-site restaurant at the hotel they will not be using additional parking spaces leading to a synergy between the two uses. Considering hotel guest parking, DeShazo Group recognizes that ride-sharing,while new,has made a dramatic impact on business travel patterns. DeShazo Group recognizes that a significant portion of the guests at the business hotel will arrive from DFW Airport. A significant number of them will also arrive via taxi or a ride-sharing service. In order to be conservative, recognizing that Southlake is not an urban community, DeShazo Group showed a Driver Ratio of 80%. The adjusted peak hour demand is 239 spaces. PARKING SUPPLY Table 4 shows the planned parking supply for Southwest Meadows. Table 4.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 business hotel, restaurant, and meeting room projected parking demand of 238 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