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Item 5 - Parking Analysis 05-25-2018DeShazo Group Traffic. Transportation Planning. Parking. Design. Technical Memorandum To: From Date: Re: Josh Wilks — Wilks Development John DeShazo — DeShazo Group, Inc. May 25, 2018 May 25, 2018 Parking Demand Analysis for Proposed Southwest Meadows in Southlake, Texas (Project No. 18096) 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 Group were retained by Wilks Development to study the parking provisions for a proposed Hilton Garden Inn with adjacent restaurant sites. The proposed development will include a hotel with 134 guest rooms and 18,500 square feet of restaurant space -3,500 of which will be located within the hotel and 15,000 located in three sites adjacent to the hotel. The hotel will also include a 1,500 -square -foot meeting room. Hilton's description of their Garden Inn is included in the appendix. This report presents a summary of the technical evaluation of the parking needs for the proposed use and the 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 ITE Amount Amount to Parking Rate Parking Code Code be Parked Hotel Guest Rooms 35.6 b(7)(a) 310 134 Units 134 Units 1 Space ! Room 134 Restaurant (in hotel) 35.6 b(8)(a) 931 3,500 SF 3,500 SF 1 Space ! 100 SF 35 Restaurants (on Site) 35.6 b(8)(a) 931 15,000 SF 15,000 SF 1 space 1100 SF 150 Community Center (Meeting Room) 35.6 b(4)(d) 595 1,500 SF 1,500 SF 1 space ! 100 SF} 15 Total Off -Street Parking Requirement 334 AN Scuth 'iouston. strQet, Sul.te a-,_ Dallas, Teras -75202 P. 234 -74H -E740 ""e. d9shaz0aroun. ccm DeSharo Group, Inc. May 25, 2018 PARKING CHARACTERISTICS Southwest Meadows will consist of a hotel with a restaurant, a 1,500 -square -foot meeting room and three additional restaurant sites. The hotel, meeting room and in-house restaurant will experience synergy to the extent that a parking space serving a hotel guest will likely serve a restaurant guest and meeting room attendee since many hotel guests will also likely eat in the restaurant and attend a meeting. This generates a reduced parking demand by allowing one parking space to serve multiple purposes. Furthermore, synergy will exist between the hotel and the other three restaurants in that a percentage of patrons of the on-site restaurants in Southwest Meadows will be hotel guests. Also, the parking demand will be reduced by a shuttle bus service planned between the Hilton Inn Garden and DFW Airport. PARKING ANALYSIS 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 2010 Parking Generation Manual (41h Edition) provides a compilation of recognized parking demand data from various land uses collected around the country over a number of years. The ITE handbook was used in determining time -of -day distribution as provided in Table 2. Table 2 Hourly Parking Demand Time of Day 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 1 1 AM AM AM AM AM AM AM AM PM PM PM PM PM PM PM PM PM PM PM PM ITE Hotel Demand Factor 100 100 100 96 90 87 82 77 77 75 73 70 71 70 74 75 79 85 87 97 310 Hotel Demand 134 134 134 129 121 117 110 103 103 101 98 94 95 94 9 9 101 106 114 117 130 134 ITE Site Restaurant 20 51 56 4 0 27 27 39 71 100 97 Demand Factor 931 Restaurant Demand 150 30 77 84 60 41 41 59 107 150 146 ITE Hotel Restaurant 20 5 1 5 6 40 27 27 39 7 1 100 9 7 Demand 931 Restaurant 7 18 2 0 14 9 9 14 2 5 3 5 3 4 Demand 35 Meeting Room Parking Demand 5 0 100 100 100 100 100 100 100 100 100 5 0 3 0 3 0 1 0 Meeting Roam Parking Demand 8 1 5 1 5 1 5 1 5 1 5 1 5 1 5 1 5 1 5 8 5 5 2 15 Total Parking 134 134 134129 129 132 125 155213 220 187 159 160 182 239 291 291 116 117 130 Demand NOTE: Total Parking Demand is the total for only the shaded rows. Based upon the time -of -day distribution, the peak demand hour occurred between 7:00 and 9:00 PM. DeShazo determined the required parking utilization using ULI shared parking methodology. The results are displayed in Table 3. Parking Demand Analysis for Southwest Meadows Page 2 DeShazo Group, Inc. May 25, 2018 Table 3. ULI Shared Parking Required Parking Land Uses Quantity Unadjusted Non Captive Driver Ratio Adjusted Peak Demand Hour Demand Hotel Rooms 134 Rooms 106 100% 90% 95 Restaurant 3,500 SF 35 80% 85% 24 Meeting Room 1,500 SF 5 25% 100% 1 Hotel Subtotal- 120 Restaurants (Stand Alon) 15,000 SF 150 100% 100% 150 Total Shared Parking Required: 270 CONCLUSION The analysis indicates that the peak shared parking demand of 270 spaces will occur between 7:00 and 9:00 PM. DeShazo believes that the 270 -space determination is a conservative projection, however, it has been selected for this analysis. The parking generation data is from the 41h Edition of the ITE Manual which was published in 2010. Much of the data was collected over a period of 15 years prior to the publication. Although the data associated with most uses in the publication are still reasonable, the data for hotels and entertainment uses are dated. Alternative modes of transportation such as ride -sharing companies (Ober and Lyft) have reduced parking demand for these uses significantly over the past three to four years. The data in the Certify report (see the appendix) shows the changes that are occurring. The results of parking demand per occupied room at local hotels also support a reduced parking demand. These studies are included in the appendix along with a parking needs table provided by Mike Spack, a traffic consultant with extensive experience in the collection of data on traffic and parking. End of Memo Parking Demand Analysis for Southwest Meadows Page 3 Appendix 1. Kimley Horn studies of Parking spaces per occupied hotel room. Le Meridien Hotel 1304 Noel Road in Dallas 258 Rooms Sheraton Hotel 4801 LBJ Freeway in Dallas 308 Rooms Highland Hotel SE Corner of US -75 and Mockingbird Lane in Dallas 200 Rooms 2. Mike Spack, PE, PTOE, Traffic Consultant Study of Parking Spaces per occupied hotel room 3. Certify Data Kimley Morn MEMORANDUM To: Ms. Erica Graham THI VI Dallas Mockingbird LLMC From: Scat A. Johnson, P. E., PTO Kimley-Horn and Associates, Inc, Date: September 21, 2015 Subject: PD 740 (Highland Hotel) Parking Study Introduction OF r P J1, Kimley-Horn and Associates, Inc. (KH) was retained by Thayer Lodging to conduct a parking study to examine the effects of the proposed change to the PD 744 Tract 1 zoning. The study determined the actual parking supply on the site and made observations of parking demand from the current land uses, then drew conclusions about the proposed zoning change. PD 740 covers the southeast comer of US 75 and Mockingbird Lane, Tract 1 of PD 740 is developed with a hotel: condo units, and commercial areas, and uses surface parking and an underground parking garage, Tract 2 of PD 740 is undeveloped and currently contains only an unpaved parking tot which is used by some Tract 1 patrons or staff. Within the existing building, the owner proposes to convert eight condominium units to hotel rooms. PD 740 would be modified to change the allowable maximum hotel rooms from 200 to 208. There would be no additional building area, and the existing floor area limitations for nonresidential uses will be unchanged. The existing site was observed on August &, 2015 for both parking supply and parking occupancy. A physical count and examination of each available parking space was made, comparing the actual conditions to the site plans from PD 744 and provided by the owner. At the same time, another observer was recording parking occupancy on the surface and in the garage at 30 -minute intervals from 5:00 PM until 9:00 PIM. Parking Supply The surface and underground garage parking areas were subdivided into logical parking lots for observation and discussion. The surface parking lots numbered S-1 through S-5 are shown in Exhibit 1, with the parking space count shown for each area. The garage parking areas numbered G-1 through G-3 are shown in Exhibit 2, with the parking space court shown for each area. Note that Exhibit 1 and Exhibit 2 are based on the previous site plan graphics which do not exactly represent the current parking configuration. 12750 Merit Dnve. Suite 1000, Dallas, TX 75251 Kimiley Morn Surface Lot Lot S-1 is the surface parking on the north side of the main building, mostly serving the commercial uses. S-1 has 51 total spaces., including five handicapped spaces. Most of the spaces are marked as 30 -minute parking only, and the spaces adjacent to the building are marked for use by the adjacent businesses. Lot S-2 is an area of seven parallel parking spaces on the northeast comer of the site. The parallel spaces are not individually marked, so one parking observation showed at eight vehicles in that space, Lot S-3 includes the hotel porte-cochere with valet station, the condo tower porte-cochere with valet station, and the associated surface spaces on the western side of the building. S-3 has 21 total spaces, some of which are not fully marked. The spaces are marked for and controlled by the valet operators. Lot S-4 is the marked spaces against the south boundary of Tract 1, with 22 spaces including two handicapped spaces, These spaces are generally open for longer-term customer parking, and were also observed being used by the staff of the commercial spaces. Lot S-5 is the informal, unpaved parking lot on Tract 2, which is accessed via a connection from lot S- 4. Almost the entire Tract 2 is available for parking, with one east -west parking bay being more defined with gravel. For purposes of the parking occupancy, lot S-5 was assumed to have 25 spaces, although it could accommodate many more. As it is not a part of Tract 1, lot S-5 is not counted in the total for Pt) 740 Tract 1. However, the observed parking demands using S-5 will be considered when discussing the Tract 1 overall parking demands. Overall, the Tract 1 surface parking provides a total of 101 spaces. Underground Garage The garage is physically divided into three areas, with the condo parking being within fenced and gated areas. Lot G-1 is the main underground parking area, used by the hotel valet and some setf-Parkers from the Exhale spa, it contains 255 usable spaces, including four handicapped spaces. Some additional spaces being used for permanent storage areas, and some nonstandard spaces were not counted (HVAC equipment intrusions, etc.). Lot G-2 is the parking for the loft condos above the commercial spaces, and contains 24 spaces. Lot G-3 is the parking for the condo tower, and contains 128 spaces. Overall, the underground garage totals 407 spaces. When combined with the surface spaces, the site provides 508 parking spaces. 12750 Meni, Drive, Suite 1000, ©atlas. TX 75251 972 77(3 7 io6 t; -Horn t Parking Demand Observations The observations were conducted on a typical Thursday and covered the afternoon commuter rush, typical supper service at the major restaurant Knife, and the hotel parking accumulation into the evening. The restaurant indicated they expected 63 diners across the evening, which was a typical number. The hotel was indicated to be at 68% occupancy, or 135 rooms filled. The observations are summarized in Exhibit 3, showing the number of parked vehicles in each area at each observation. Subtotals for the garage and surface parking area, and an overall total are shown. The highest parking demand occurred at 5:00 PM, with a total of 275 vehicles parked on the site, This total parking demand included the 19 vehicles parked in the gravel lot on Tract 2 (S-5). This 275 total demand represents an occupancy of 54% of the total 508 spaces on Tract 1. After 5:00 PM, the overall parking demand tended to decline through the evening, with a low of 216 parked vehicles at 9:00 PM when observations were ended. A smaller peak (250 total) can be observed at 7:00 PM, which is the peak of the restaurant usage, The combined surface lot showed 72% occupancy at 5:00 PM, but quickly declined as the commercial spaces closed for the day. Spaces were available at all times in the larger S-1 north side and S-4 south side surface lots. By 9:00 PM the combined surface lot occupancy was 38%. The main garage area G-1 showed only 42% occupancy at 5:00 PM, and showed a slower decline throughout the evening, ending at 31 % occupancy with 79 spaces used. The condo parking areas G-2 and G-3 showed a slight increase in occupancy through the evening, with both areas showing ample excess capacity. The S-5 gravel lot on Tract 2 showed a maximum parking demand of 19 vehicles at 5:00 PM and 6:30 PM, with a decline to 16 by 9:00 PM. It is believed these vehicles are mostly staff parking since the occupancy does not decline as much compared to the main garage and other surface areas. These vehicles could easily be accommodated within the Tract 1 parking capacity. Underground Garage Overnight Counts The hotel valet provided data on the number of vehicles parked overnight (hotel guests), and the number of vehicles parked in the garage for events on the site (who were not otherwise hotel guests). A total of 88 nights of observations were provided, covering April through June, 2015, and the data sheets are attached. The hotel room occupancy was also recorded for each night, which varied from 31% to 100%- With that data, a parking demand per occupied hotel room could be calculated for each observation, independent of the hotel occupancy at any given time. Over all the observations, the average parking demand was found to be 0.47 spaces per occupied hotel room. Only one observation exceeded 1 space per hotel room. The event parking demand varied significantly, from zero up to a maximum of 135 vehicles. Only two events exceeded 100 vehicles, and the average event had a parking demand of 38 vehicles. Combining the hotel demand and the event demand, the highest observed garage demand in the three months of observations was 216 vehicles, which is still easily accommodated within the 255 spaces of Hera the G-1 main area of the garage. The average combined hotel and event demand was 98 vehicles. The garage is properly divided between the hotel/commercial and condo parking areas so that all users have ample opportunity for parking. From these observations, the 8 new hotel rooms can be expected to generate between 4 and 8 parked vehicles when occupied. The parking demand from the new hotel rooms will be indistinguishable from the daily variation and event traffic that the site is consistently handling. Summary It is dear that the proposed 500 -space parking supply within the PD 744 Tract 1 site is ample to accommodate the parking demand from the current and proposed uses. The eight additional hotel rooms will not generate a noticeable change in the hotel parking demand. Parking on the gravel lot on Tract 2 is simply for convenience and in place of using the valet to park in the garage. If necessary, those parkers could easily be accommodated within the parking garage. The time limits and adjacent reserved spaces on the northern surface parking lot 5-1 are appropriate to serve the commercial users there, and should be maintained and enforced. The use of the valet parking should be encouraged and advertised for longer-term Parkers of all uses, reducing the perceived pressure on the surface parking supply. The valet operation should be maintained at a high level to minimize the waiting time on the drop-off or pick-up exchange. The division of the available spaces between users is appropriate at the current time for both the surface and garage areas, and should continue to be actively managed in the future. Attachments: Exhibit 1 — Parking Supply Map- Surface Exhibit 2 — Parking Supply Map - Garage Exhibit 3 — Parking Supply and Observed Vehicle Occupancy Underground Garage Parking Counts — April 2415 Underground Garage Parking Counts — May 2415 Underground Garage Parking Counts — ,lune 2415 W 12750 Merit Drive, Suite 1000, Dallas, TX 75251 972-774 1304 -icidns!DNIA8Vd dVN k UJOW. Aalwj)l kanis!DNNHVd T310H (INVIHDIH SV-l-lVC] 4 o,;,4 ON 19PI310 PaLluLld 7- - 17 4Lj i5 Ri N el 'z 7- - 17 el 'z el 'z dVN Alddns 0ND4HVd UJOH4,AM wr A Aanis0NMJVd T3iOH ONVIHOIH SV7VO a. V) 0 Z3 LLJ LU' < C) _j LLJ _j it < V) a- 00 MwOled t EY! 3 1 Iy m 9 N t tV w O � CL IN CY I E€ ate+ tSi a a In ,. j v O CL .i,. I`yy N IL O > a�[ j •i N N O4 V n 00 p Cl `� iff R v H N N P� th �p 0 CL a`� o "N� � Ln �0.M _ L i Y p 2 w a rn a M O CIO W U w En h M M N a rL N '"' • tli * R ® yS > V Underground Garage Parking Counts - April 2015 ©ate f Hotel Occupany % —'� — Overnight Hotel Parking Spaces Per Hatoi Roam Event Parking Total Max G-1 I 4/1/2015 761/- 125 0,82 E 125 4/2/2015 72% _.....__ 55—� 0,45 65 4/3/2015 64% 51 0.40 51 4/4/2015 64% 68 0.53 — --- — 68 4/512015 31% No Observation 4/6/2015 W% No Observation 4/7/2015 1 1003& NnObservatioa 4/8/2015 73% 52 0.36 52-- 41912015 880 67 0.38 25 92 4/10/2015 97% 88 0.45 100 188 4/11/2015 9894 66 0.34 90 156 4/12/2015 45% 54 0.60 25 79 4/13/.2015 85% 60 0.35 93 — — 153 4/14/2015 99% 70 0.35 20 90 4/15/2015 98% 85 0.43 20 105 4/16/2015 96% 81 0.42 135 216 4/17/2015 96% 75 0.39 97 172 4/18/2015 10095 105 0.53 47 152 4/19/1015 68% 48 0.35 22 70 4/20/2315 80% 62 0.39 7 69 4/21/2015 98% 56 0.29 56 4/22/2015 99% 57 0.29 8 65 4/23/2015 91% 80 0.44 5 85 4/24/2015 99% 83 442 83 4/25/7015 98% 102 0.5Z —� 79 181 4/26/2015 46% 40 0.43 40 4/27/201.5 90% 64 0.36 64 4/28/2015 99% 67 0.34 67 412912015 9250 67 0.33 60 4J30/1015 B1% 55 0.34 55 Average Spaces Per Hotel Room: 0.42 Underground Garage Parking haunts - May 2015 1 Date Hotel Occppany � � Overnight Hotel Parlang , Spaces Per Hotel Roam , i vent Parking [ Total Max G-1 _ 5/1/2315 71� 84 I 0.59 �.., 84 5/2/x015 8& { 101 �µ < 0.59 i01 5/3/2015 41% 56 0.65 5/4/2015 68% 45 0.33 45 5/5/2015 961445 0-23 j 65 5/6/2015 _..__....._9$aa 62 032 E 62 517/2015 f 72% ---' 73 051 �. 73 5/E/2015 69% 89 Oho 22 _ 5/9/2015 73a� 94 0.64 8mmrn 102 T 511012015 _ 45% 52 0.58 52 5/11/2015 97% 84 0.43 i 64 513212015 98% 108 0.55 mmmm T j 108 5/13/30]5 981Y. W� 100 0.51 15 115 5/1412015 93% 7a 0,42 79 5/15/2015 96% — — —�� 71 0,37 10 81 5/16/2015 98% 89 0.45 89 5/17/2015 78% 70 0.45 � 70 5/18/2015 97% 90 0.46 9 99 5/19/2015 100% 76 0.38 76 5/20/20151009, 74 037 25 99 5/211201560% 74 0,62 4 78 5/22/2015 5095 65 0,65 65 5/23/2015 76% 111 _ 0.73 111 5/24/2015 44% 61 0.69 61 5/25/2015 31% 84 1.35 84 5/i6/20156340 80 0.53 80 5/27/2015 9695 [ —75 0.39 75 $128/2015 83^se 76 0.46 76 5/29/2015 _ 925a 81 0.44 81 5/30/2015 96% 56 0.29 56 5/3112015 669 47 0.36 mmmmm __ 47 Average Spaces Per Hotel Room: 0.52 Underground Garage Parking Counts - June 2015 Date Hotel Orcupany 96 j i E3vernlpht Hotel Parking Spaces Per Hotel Reotst _ Event Parking Total Max G-1 --- 6�Sj?015 Fib% 55 1032 EI W!— 7$ 133 6/2/2015 �W 97% 75 0.39 � 55 1 i30 6/3/2015 99%. 85 0.43 55 144 6/4/2015 82% 93 L 0.57 67 160 6/512015 9-M 135 0.70 135 6/6/2015 98% 136 0.69 136 6/7/2015 78% 76 0.49 76 6/8/2015 99% 52 0.26 52 6/9/2015 99% 54 0.27 54 6/10/2015 100% 72 0.36 72 6/11/2015 79% 61 0.39 61 6/12/2015 6695 83 0:63 83 6/13/2015 92°fa 116 0.53 116 6/14/2015 751. 65 0.47 6/15/2015 99% 64 0.32 64 6/16/2015 100% 80 0-40 89 6/17/2015 94% 70 0.37 70 6/18/2015 96% 70 0.36 70 611912015 91% 79 _ 0.43 79 6/20/2015 93% 147 0.58 107 6/21/2015 67% 65 0.49 65 6/22/2015 93% 98 0.53 98 6123/2015 100% 95 0.48 95 6/24/2015 10036 101 0.51 101 6/25/2015 97% 104 0,54--1 R 112 6/26/2015 95% 102 D.54 6 103 6512712015 IDG-. 133 0.67 133 6/28/2015 62% 73 0.59 5 78 6/29/2015 82% 26 0.52 5 91 6/30/2015 90% 88 0.49 88 Avmge `spares Per Hotel KDOM. tn.ros Klmley,)orn MEMORANDUM To, Plush Hotel Dallas From Scot Johnson, P E, PTOE Kimsey -Horn and Associates. Inc Registered Firm F-928 Date: December 13, 2017 f..................A. JOHNSON �d 0..5LC1T ... d 01 9261 Subject Parking Demands for Modern Hotel Uses in Dallas °iQ , , Vit hifto€ licttotl The proposed Plush Hotel would contain approximately 213 rooms and would be located on the northwest corner of Noel Road and Southern Boulevard in Daitas, Texas Compared to traditional hotels. the proposed Plush Hotel would be designed differently and would follow a new business model that serves a modern business user with minimal amenities These differences mean the hotel's users would need fewer parking spaces than the City code would normally require The site is proposed to provide 0 85 spaces per room, a reduction of 15% from the City code requirement of 1 space per room for the first 250 rooms in a hotel The hotel site will also contain 1,800 SF of retail uses and 7 000 SF of doggy day care uses Both of these are assumed to be standalone operations, not accessory uses of the hotel. Code parking for the retail area is 1 space per 200 SF, and for the doggy day care it is assumed to be 1 space per 500 SF, matching other adult and child day care uses Careful sizing of parking areas to specific uses will prevent the waste of space and building materials that is caused by providing parking that is rarely if ever used. Excessive parking also has negative impacts on often -hidden issues tike walkable design, stormwater runoff, and urban heat island effects. This memorandum describes the differences of the Plush Hotel, and then documents the two lines of inquiry which were investigated to find a reasonable parking supply requirement for the special hotel use The investigation included a review of national parking research and observations of parking occupancy at comparable local sites. The proposed Plush Hotel would have more limited amenities and services than most hotel developments, concentraimg its value in the room finishes and in its integration -fit" the surrounding neighborhood. The hotel's primary guests would be business users who are accessing the surrounding high density of office uses The rooms would ofter only king size beds. limiting the attractiveness to vacationing families or groups The hotel would not have a restaurant, food and beverage service, or meeting spaces. There would be no pool or gym. Guest needs for restaurant, retail, and other non -lodging uses would be met in the nearby mixed-use areas of the Galleria and the apcoming Dal€as Midtown district As examples of limited services, the front desk would not be open overnight and housekeeping would not serve every room every day Laundry would be processed off site These procedures would significantly reduce the number of staff on site. As business travelers. the Plush guests will have fewer personal vehicles than other hotel guests Transportation network companies like Uber and Lyft will be popular. in addition to traditional taxis and the Plush site's shuttle service The site will also provide bike rentals for local trips With the proximity of the office areas for business uses and the mixed-use areas for eating and entertainment, guests will know they will not need a rental car to satisfy their basic needs during their stay. parkin? f pespjrch The acknowledged source for national -level parking demand data is the Institute of Transportation Engineers (ITE) publication Parking Generation, 41" Edition (2090) The category most closely matching the Plush Hotel is Land Use #312 Business Hotel. ITE's Business Motel definition is lodging with limited facilities aimed at business travelers The hotels have limited or no food service and no meeting spaces ITE observations show an average weekday parking demand of 0 60 vehicles per occupied room and an 850 -percentile demand, often used for design, of 0.75 vehicles per occupied room. Showing the business focus of the hotels, the weekend parking demand is nearly equal, with an average of 0.66 and an 851" -percentile of 0.72 vehicles per occupied room. These observations of business hotel parking demand are significantly lower than the Dallas code parking requirement of 1 space per room. Datfas obsenvatrorts Multiple observations were made at two nearby hotels, Le Meridien at 13402 Noel Road and the Sheraton at 4801 LBJ Freeway These peer hotels serve similar demographics as the proposed Plush Hotel, but are larger and have extensive amenities such as restaurants and meetings spaces Observations were conducted nightly after 1.00 AM to focus on the peak of lodging parking demand, removing most of the parking demand that may be due to non -guest use of the amenities. With some influence of the amenities and the higher staffing levels, these observations can be considered to be conservatively high for actual lodging parking demand Table 1 shows the details of each site and the observations conducted in March 2017 Across the week of data, the observed parking demand averaged 0.40 per room for Le Meridien and 0.44 per room for the Sheraton. The highest observed demand was 0.68 spaces per room for Le Meridien on Friday night, when there was an obvious late-night event still underway. All other observations at both sites were under 0.59 spaces per room, with the Monday to Thursday weeknight demands ranging from 0.24 to 0.44 spaces per room These observed parking demands at nearby similar hotels show that these active, successful hotels are still generating much less parking demand than the Dallas cfty code supply requirement of 1 space per room. Ki mIU '),� H o r Table 1. Dallas Hotel Parking Occupancy (2017) Site Day Vehicles Parked Parking Demand Per Room Le Meridien Monday 70 0.27 13402 Noel Road, Dallas Tuesday 65 0.25 258 Rooms Wednesday 51 0.24 Thursday 89 0.34 Friday 175 0.58 Saturday 152 0.59 Mon -Sat Average 0.40 Sheraton Monday 118 £7.38 4801 LBJ Freeway Tuesday 120 0.39 308 Rooms Wednesday 120 0.39 Thursday 135 0.44 Friday 171 0.56 Saturday 161 0.52 Mon-SatAverage 0.45 L0aChf, 9 SPF ueS In addition to not needing the typical number of parking spaces, due te. its mode of operation the Plush Hotel site will not need the normal requirement of 3 loading spaces on the site The site proposes to provide 1 loading space, which will be sufficient for serving the laundry/housekeeping needs of the hotel. As noted, the hotel will not have a restaurant, food service, or meeting spaces, so there is no loading activity necessary for the delivery, removal. and trash demands of those amenities. pp,iecf Parting Requirement Using the 0 85 spaces per room rate, the site's parking requirement and supply for the current site plan would be as follows 213 Hotel Rooms at 0 85 spaces per room — 182 spaces 1,800 SF retail at 1 space per 200 SF = 9 spaces 7,000 SF do-qqy day care at 1 s ace per 500 SF = 14 spaces Total Requirement = 205 spaces Site Supply = 213 spaces Surplus = 8 spaces Kimley-�� Iriorn S,haFed P'�!hi g While not necessary to meet the site's code parking requirement, the site will additionally benefit from shared parking, where multip;e users can occupy zhe same pariking space across the course of a day. The retail use would typically see its peak demand at midday, with demand lower in the mornings and evenings, and no demand overnight. The doggy day care has a small staff parking demand throughout the day, and then small peaks parking activity around the commuter peak hours for drop-off and pick- up. The hotel demand peaks overnight. With the parking usage spread out across 24 hours. the highest level of actual parking demand at any given time on the site will be somewhat lower than the sum of the parking requirements. This shared parking synergy provides an additional conservative margin between actual demand and the site's supply. ,^, parking supply of 0.85 spaces per room is reasonable and appropriate for the Plush Hotel development. The Plush Hotel is focused on lodging for business travelers and will provide minimal staffing and amenities. That 0.85 per room parking supply �s above the observed parking demand at business hotels in national studies and comparable local hotels, leaving a comfortable margin The site's service needs will also be served appropriately by a single loading space. The other retail and doggy day care uses on the site can be served at the normal City cfade rates. E r-110 4126,/2018 New Parking Generation Data for Uses Not in FE's Parking Generation [deport I New Parking Generation Data for Uses Not in 1TE's Parking Generation Report By Mike Spack, PE, PTQE Asa follow-up to our comparison past Btj flfi g I v t'gjit Amimul of 1';trl.�t��;'�t:�l i i l'y ;Cd r,i ;i_ ;� , tti;atir rs,'ya1. iE3t#�Itt}r t[��-t r 1t;•:�rr��,�rr31-�3�-4�3p [,;ir -�9 �1i 1.be Veen the parking generation data front i't�l rt`lltl' 3trl}I3.t?i'` _' j�rti# Rig .ti l r eef;..: „ ik t iVS. ITE's pttl'king Generation, 4'h .Edition, here are average peak parking rates for fourteen land uses that aren't in ITE's dataset- Enjoy! Average Peak Parking Rates Land Use Storage Units Charter School Public Works Hotel Deliver- Distribution Center Rate in Vehicles per: Storage Units Students kSr Dwelling Units KSF Average Peak Rate 0.02 0.19 0.'51 0-57 ( .8o httpJlwww.mikeontraffic.com/new-parking-generation-data-for-uses-not-in-rtes-parking-generat can-reporli 113 412612418 New Parking Generation Data for Lases Not in iTE's Parking Generation Report I Student Housing Dwelling Units 0.81 Cite Hall KSF 1-14 Dollar Stare KSF 1.-/9 Urgent Care -Emergency Room KSF 1.83 Oras Station w/Carwash & Market Fueling Positions 2-45 Small Box Stare KSF 2.71 Car Wash Wash Stalls 9.00 Fast Casual Restaurant Marijuana Dispensary= KSF 10.13 KSF 12.53 Visit TririIA' enerattiomurgiit ti, .-moi: i,t=, nt ,c =: to get our full parking data set. Are you conducting a traffic study and in need of some equipment? We are looking for people to help collecting trip generation data particularly for ur-gent care -emergency room, marijuana dispensary, delivery distribution center, and fast casual restaurants. If you have an upcoming traffic study for any of these land uses (or others) we would like to hear from you. We have a limited number of data collection equipment that we will lend you for your study in exchange for sharing the data with TripGenerttt%omorg. We will even help you count the data you collect! Email �.:s(ar cQuI ting;cdrs,iao tt i ttu➢31 ata , .al z.c„ i, i for more information. Mike Spack, PE, PTOE Mike is the founder of Spack Enterprise and creative force and principal writer behind MikeOn Traffic. He is the recognized industry leader of traffic studies and traffic data collection. He is also the author or numerous Industry leading guides used by transportation professionals around the world and presenter for Traffic Corner Tuesday webinars. QLJI :l'W%VNV.{at 't.'4n it r; i [fic. e4wl!tiii,-,lr,ifc°bit.'tti)l�,:ritw?_ut ��}'At.tip,�itk3i�s-Luke-r,�,er-�-�-i-? Related Ruildbig the Right ATnuunt of StudelIt ;fit>arttttc: ntti -"I'] arfic Black Fndaa• Trip Geut ratrt,n at Big Parkiaa Stalls t ener:atiotl Brig Retailers http:/fwww.mikeantraffie.cominew-parking-generation-data-for-uses-not-in-iter-parking-generatior,report/ 213 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 SpendSmartT' Report. 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. Category 2016 Expense Percent 2016 Average Increase/decline Meal 190/0 Category Expense Cost from 2015 Airfare 15% Hotel 14% Meal $27.02 + Misc. 13% Airfare $316.17 + Fuel 11% Hotel $210.91 - Taxi 9% Misc. $68.20 + Cell Phone 5% Fuel $29.77 - Car Rental 5% Taxi $27.90 - Supplies 5% Cell Phone $89.00 - Shipping 2% Car Rental $190.74 + Toll 1% Supplies $108.89 + Parking 1p/o Shipping $99.24 + Toil $24.38 + Parking $34.10 + These trends are both attributable to the soaring popularity of ride - hailing service Uber, aswithout clear policies business travelers are often uncertain how to treat these services and categorize their The majority of expense categories expenses in the best available way. increased in average cost per transaction from 2015 SHARING ECONOMY TRENDS There was perhaps no bigger story in 2016 than the shakeup in the ground transportation category, led by ride -hailing pioneer Uber. With continued momentum in the fourth quarterof2016, Uber now has the largest share of ground transportation overall; first time above 50% in the Certify SpendSmart Data. In addition, while atjust over4%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. Q4 2015 Q4 2016 FY 2016 Growth Lyft 2% 4% 551% Uber 40% 52% 254% Taxi 20% 11% 102% Rental Car 38/0 33% 150% Fortaxis, 2016 was the toughestyear as it rapidly accelerated its decline, down more than 37% since Q12014. In addition, car rental had its largest recorded decline in Q4 2016, dropping more than 3% from the previous quarter. QUARTERLY GROUND TRANSPORTATION SHARE FOR 2016 Q12016 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% AVERAGE COST PER RIDE (Q4 2016) Lyft Uber Taxi $24.99 $24.75 $34.62 ELSEWHERE IN THE SHARING ECONOMY AirBNB has doubled in transaction growth year overyear since 2014 and now represents .27°x5 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°x6. Looking at average room nights, business travelers also stayed longer with Airbnb compared to traditional hotels; 4.51 to 2.58 nights, respectively. Airbnb Business Travel Usage • Doubled in transactions year overyear since 2014 • Accountsfor.27 of total lodging category in 2016 • 4.51 average nights compared to 2.58 hotel 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 forjust.40% of the cash category in the same quarter. Craigslist.org was .53% of general cash expenses in Q4 2016 More common expenses like W0 accounted forjust.40% 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 anothersomewhat unexpected showing. Liber 6% Starbucks 4% Delta 4% American Airlines 4% Amazon 3% 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. Hotel Hampton Inn 9% Deals Starbucks 5% Rental National Car Rental 25% Airfare Delta 4% 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. Hotel Homewood Suites 4.3 Meals CHICK-FIL-A 4.5 Rental Enterprise Rent-A-Car 4.3 Airfare JetBlue 4.5 Want to learn more about the Certify SpendSmartr" 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: 207-77.3-6100 www.certify.com @ 2017, Certify 3 certify 15 travel & expense made easy