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Item 7B Parking AnalysisDeShazo
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
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12750 Merit Drive, Suite 1000, Dallas, TX 75251 972-774 1304
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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
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