Item 7F Halff Kimball Park 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
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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.