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Item 10 - Parking Evaluation;;; HALFF MEMORANDUM TO: Jeff Medici FROM: Dean Stuller, P. E. 29 EMAIL: dstuller@halff.com SUBJECT: Kimball Park parking evaluation INTRODUCTION Halff Associates, Inc. 1201 North Bowser Road Richardson, Texas 75081 (214) 346-6200 Fax(214)739-0095 DATE: December 27, 2018 AVO: 35329 �P �r D.B. STULLER g2,$oj&_ azJ2711rs- t OF312 Halff Associates, Inc. (Halff) conducted a parking evaluation on behalf of Medici Development Partners for the Kimball Park development, located in the northwest quadrant of the State Highway (SH) 114 / Kimball Avenue intersection in Southlake. This memo details the parking spaces required by City ordinance for the various land uses within the development, estimated parking demand, and the actual number of parking spaces provided on the site. CITY PARKING ORDINANCES Halff reviewed the City of Southlake's Parking Ordinance (Section 35 — Off -Street Parking Requirements) and calculated the number of parking spaces required by ordinance for the various individual land uses that comprise the Kimball Park development. The developer provided Halff with a parking exhibit (attached) that details the land uses and densities on each of the six lots that make up the development. The exhibit also identifies the number of parking spaces provided for each lot. ;pp HALFF' Table 1 Kimball Park Parking Calculations by City Ordinance Halff Associates, Inc. 1201 North Bowser Road Richardson, Texas 75081 (214)346-6200 Fax(214)739-0095 Lot Land Use Density Ordinance Parking Spaces Required by Ordinance Parking Spaces Provided 1 Hotel 175 rooms 1 space per room 1 space per 100 sf 175 I 20 211 (food and beverage) 2,000 sf Total - Lot 1 195 2 Restaurant 16,265 sf 1 space per 100 sf 163 Retail 7,966 sf 1 space per 200 sf 40 Office 33,650 sf 8 spaces per 1st 1,000 sf; then 1 space per 300 sf 117 Medical 29,000 sf 1 space per 150 sf 193 Lobby 7,769 sf 1 space per 1,000 sf 8 Total - Lott 521 348 3 Office 108,798 sf 8 spaces per 1st 1,000 sf; then 1 space per 300 sf 367 Lobby 7,686 sf 1 space per 1,000 sf 8 Tota I — Lot 3 375 447 4 Restaurant 4,500 sf 1 space per 100 sf 45 52 5 Restaurant 5,222 sf 1 space per 100 sf 53 Retail 4,000 sf 1 space per 200 sf 20 Total - Lot 5 73 52 6 Open Space n/a n/a 0 0 TOTAL 1,209 1,110 As shown in Table 1, based only on the parking space calculations by City ordinance for each individual land use on the site, the development has a shortage of 99 parking spaces. 2 ;p; HALFF PARKING GENERATION BY HOUR Halff Associates, Inc. 1201 North Bowser Road Richardson, Texas 75081 (214)346-6200 Fax(214)739-0095 Halff reviewed data published by the Institute of Transportation Engineers (ITE) in their report Parking Generation, 4t' Edition, to estimate the hourly demands for parking spaces generated by each land use in the Kimball Park development. The ITE report presents hourly parking demand rates by hour throughout a typical weekday, based on historical parking demand data collected at similar sites across the United States. Table 2 shows the hourly parking demand rates for each land use in the Kimball Park development. Table 2 Kimball Park Land Use Parking Demand Rates by Hour ITE Parking Demand, 4"' Edition Hotel Office Medical Office Retail ITE Code 820 Restaurant ITE Code 932 ITE Code 310 ITE Code 710 ITE Code 720 time 175 rooms 157,903 sf 29,000 sf 11,966 sf 25,987 sf 175 spaces by City ordinance 500 spaces by City ordinance 193 spaces by City ordinance 60 spaces by City ordinance 281 spaces by City ordinance 5:00 AM n/a n/a n/a n/a 9% 26% 6:00 AM 100% n/a n/a n/a 7:00 AM 96% 59% 18% 5% 44% 8:00 AM 90% 79% 64% 18% 57% 9:00 AM 87% 95% 85% 38% 76% 10:00 AM 82% 100% 100% 68% 85% 11:00 AM 77% 98% 100% 91% 92% 12:00 PM 77% 90% 88% 100% 100% 1:00 PM 75% 77% 81% 97% 90% 2:00 PM 73% 84% 90% 95% 53% 3:00 PM 70% 81% 93% 88% 42% 4:00 PM 71% 72% 86% 78% 42% 5:00 PM 70% 46% 52% 62% 76% 6:00 PM 74% 25% 63% 64% 94% 7:00 PM 75% n/a n/a 77% 100% 8:00 PM 79% n/a n/a 70% 81% 9:00 PM 85% n/a n/a 42% 84% 10:00 PM 87% n/a n/a n/a n/a 11:00 PM 97% n/a n/a n/a n/a ;p; HALFF" Halff Associates, Inc. 1201 North Bowser Road Richardson, Texas 75081 (214)346-6200 Fax (214) 739-0095 Table 3 shows the parking demand, in number of parking spaces, for each Kimball Park land use. The demand calculations are based on the number of parking spaces required by City ordinance, with a 100% demand rate equal to the total number of parking spaces required by City ordinance for each land use. For example, the Medical Office land use requires 193 spaces by ordinance (refer to Table 1). In the 10:00 and 11:00 am hours, the parking demand for this land use is 100% (refer to Table 2). Therefore, the parking demands for the Medical Office land use in the 10:00 and 11:00 am hours are calculated to be 193 spaces, as shown in Table 3. Table 3 Kimball Park Land Use Parking Demand Calculations by Hour The Kimball Park development will have 1,110 parking spaces when fully built out. As shown in Table 3, only in the 10:00 am and 11:00 am hours does the calculated parking demand exceed the actual number of spaces provided, and the calculated demand is only exceeded by 7 spaces and 21 spaces, respectively. 4 Hotel Office Medical Office Retail Restaurant ITE Code 310 ITE Code 710 ITE Code 720 ITE Code 820 ITE Code 932 time 175 rooms 157,903 sf 29,000 sf 11,966 sf 60 spaces by City ordinance 25,987 sf 281 spaces by City ordinance TOTAL 175 spaces by City ordinance 500 spaces by City ordinance 193 spaces by City ordinance 5:00 AM n/a n/a n/a n/a n/a n/a n/a 25 73 25 6:00 AM 175 248 7:00 AM 168 294 35 3 124 623 8:00 AM 158 394 124 11 160 847 9:00 AM 152 474 165 23 214 1,028 10:00 AM 144 500 193 41 239 1,117 11:00 AM 135 489 193 55 259 1,131 12:00 PM 135 449 171 60 281 1,096 1:00 PM 131 384 157 58 253 984 2:00 PM 128 419 175 57 149 928 3:00 PM 123 404 180 53 118 878 4:00 PM 124 359 167 47 118 814 5:00 PM 123 230 101 37 214 704 6:00 PM 130 125 122 38 264 679 7:00 PM 131 n/a n/a 46 281 458 8:00 PM 138 n/a n/a 42 228 408 9:00 PM 149 n/a n/a 25 236 410 10:00 PM 152 n/a n/a n/a n/a 152 11:00 PM 170 n/a n/a n/a n/a 170 The Kimball Park development will have 1,110 parking spaces when fully built out. As shown in Table 3, only in the 10:00 am and 11:00 am hours does the calculated parking demand exceed the actual number of spaces provided, and the calculated demand is only exceeded by 7 spaces and 21 spaces, respectively. 4 ;;; HALFF SHARED PARKING Halff Associates, Inc. 1201 North Bowser Road Richardson, Texas 75081 (214) 346-6200 Fax (214) 739-0095 The parking demand calculations shown in Table 3 do not account for shared parking efficiencies gained within a mixed-use development comprised of complementary land uses, such as the Kimball Park development. Trips between the Office / Medical Office / Hotel and Retail / Restaurant land uses will be expected in the Kimball Park development, and these trips can be made by walking between the buildings. The distance from the north property line to the south property line is approximately %4 mile. Trips between the buildings will be shorter, allowing development tenants and visitors to access more than one land use without moving their vehicle from one parking space to another. The Urban Land Institute (ULI) published case studies of parking demands in mixed-use developments in their Shared Parking, 2nd Edition report. These case studies, which examined parking demands at a variety of mixed-use developments across the United States with similar land use components as the Kimball Park development, showed shared parking reduction factors ranging from 12% to 33%, with an average reduction of 23%. An assumed shared parking reduction factor of less than 2% would be sufficient to cover the difference in the Kimball Park parking supply and demand described below Table 3. The actual shared parking reduction within Kimball Park is likely to far exceed 2%, given the complementary nature of the land uses in the development. The Kimball Park development has a shared parking agreement in place, whereby each lot on the site can "reserve" 75% of the spaces for use by the tenants and visitors of that lot. The remaining 25% of spaces on each lot are available for use by all tenants in the development. This agreement provides flexibility in sharing parking spaces throughout the development. CONCLUSION The Kimball Park development will have 1,110 parking spaces when the development is built out. The development requires 1,209 parking spaces based on the City's parking ordinances for the individual land uses comprising the development. When hourly parking demand rates are applied, based on historical data published by ITE, the parking "deficit" shrinks from 99 spaces to a maximum of 21 spaces in the 11:00 am hour. Applying a reduction factor to account for the availability of shared parking within the development, based on historical data published by ULI, will more than cover this "deficit" of 21 spaces, and will likely result in a surplus of parking spaces on the site. It is Halff's opinion that based on the available parking data, the 1,110 parking spaces planned for the Kimball Park development will be more than sufficient to accommodate the projected parking demands generated by the development.