technical memorandum introduction proposed site - Arlingtonva
1140 Connecticut Avenue NW Suite 600 Washington, DC 20036 202.296.8625
TECHNICAL MEMORANDUM To: Mary Beth Avedesian
B.F. Saul Company
From: Daniel B. VanPelt, P.E., PTOE Felice B. Brychta, P.E. Tricia M. Labud
Date: May 21, 2012 Subject: 1700 Lee Highway – Comparable Parking Data
INTRODUCTION This study provides information to justify the 0.58 parking ratio proposed for the Hilton Homewood Suites to be located at 1700 Lee Highway in Arlington County, Virginia.
PROPOSED SITE The Hilton Homewood Suites will be located in the Rosslyn area of Arlington, at the southwest corner of Lee Highway and N. Quinn Street. The area immediately surrounding the site is primarily multi‐family residential buildings. This hotel will consist of 168 keys and will operate as an all‐suite, extended‐stay hotel. As shown in Figure 1 below, the site is located near two (2) Metro Stations. It is 0.5 miles to the Washington Metropolitan Area Transit Authority’s (WMATA) Rosslyn Metro Station, and 0.7 miles to the Courthouse Metro Station. In addition, several Metrobus and ART routes travel near the hotel site, and many more bus routes serve the Rosslyn and Courthouse Metro Stations providing transit service in the area. One of the most important Transportation Demand Management (TDM) elements that will mitigate a lower parking ratio is the shuttle that will be provided on a complimentary basis. It will connect hotel patrons to the Rosslyn and Courthouse Metro Stations. Parking for the Hilton Homewood Suites will be provided in a two‐level below grade parking garage with controlled access containing 89 parking spaces. Approximately 9 spaces will also be provided in a small surface lot off of N. Quinn Street at the hotel lobby. A total of 98 spaces are proposed for the 168‐room hotel, resulting in a ratio of 0.58. There will be a parking fee for hotel guests; however, the rate has not yet been determined.
Transportation Planners and Engineers
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Figure 1: Proposed Hilton Homewood Suites
COMPARABLE SITES Data has been compiled for several similar hotel sites throughout Arlington and Alexandria in order to provide a comparison of those existing hotels’ parking ratios and utilization. These sites were selected based on market type and surrounding transportation characteristics. Each of the comparables has been described in detail in the following sections and the comparables are:
The Virginian Suites – Arlington, VA
Renaissance Arlington Capital View and Residence Inn Arlington Capital View – Arlington, VA
Sheraton Suites Old Town – Alexandria, VA
The locations of the proposed site as well as the three comparable sites are shown in Figure 2.
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Figure 2: Comparable Sites Gorove/Slade
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The Virginian Suites The Virginian Suites hotel is located in the Rosslyn area of Arlington, just south of Arlington Boulevard. The area immediately surrounding the hotel consists mainly of multi‐family residential buildings. This hotel contains 261 guest rooms, consisting of one‐bedroom and studio suites, and generally caters to government employees and contractors, as well as leisure guests on the weekends. As shown in Figure 3 below, the hotel is located 0.5 miles walking distance to the Rosslyn Metro Station and 0.7 miles to the Courthouse Metro Station, very similar to the proposed Hilton Homewood Suites hotel. A free shuttle is provided to the Rosslyn Metro Station as well as the Rosslyn Safeway for guests. Parking for this hotel is provided in upper and lower surface lots off of N. Nash Street and N. Oak Street. These two lots contain 180 spaces (50 in the upper lot and 130 in the lower lot), resulting in a parking ratio of 0.69 spaces per room. The parking lots are not gated; however, guests must display a parking permit on their dashboard and a fee of $9 per day is charged for parking. According to information provided by hotel management and facilities, parking can fill to near capacity at times when the hotel is at 100% occupancy; however, management says that this is infrequent and that the parking provided is sufficient for its needs. The hotel precedes current TDM practices and therefore illustrates that a similarly situated property with a robust TDM plan would be expected to have less parking need. Figure 3: Virginian Suites Gorove/Slade
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Renaissance Arlington & Residence Inn Arlington Capital View The Renaissance Arlington Capital View and Residence Inn Arlington Capital View are two separate hotels that are located adjacent to each other and share a below grade parking facility. These hotels are located in the Crystal City/Potomac Yards area of Arlington County one block east of US Route 1. The surrounding area primarily includes office buildings, other hotels, neighborhood‐serving retail, and restaurants. Reagan National Airport is located directly to the east across the railroad tracks and across George Washington Memorial Parkway. The Renaissance contains 300 rooms and the Residence Inn contains 325 rooms. Both hotels serve a mix of business and leisure travelers as well as a mix of group and transient guests. As shown in Figure 4 below, the hotels are located approximately 0.8 miles to the Crystal City Metro Station. They are also approximately 1.1 miles to the Metro Station at Reagan National Airport; however, the pedestrian route along the Airport Access Road is fairly circuitous and uninviting making it an unpractical walking route for most people. A free shuttle is provided for hotel guests to Reagan National Airport.
Figure 4: Renaissance Arlington & Residence Inn Arlington Capital View
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Parking for these hotels is provided in a shared underground parking garage, with 440 spaces designated for hotel guests. With a total of 625 hotel rooms, this equates to a parking ratio of 0.70 spaces per room. However, 45% of these spaces are tandem and require managed parking, which results in a ratio of 0.39 for self‐parking. There are 82 additional spaces provided in the garage for banquet, conference and retail uses. The Renaissance charges $22 per day to self‐park and $27 per day for valet parking and the Residence Inn charges $22 per day for self‐parking only (no valet is provided). Complimentary bike storage is provided for the Residence Inn. According to information provided by ACE Parking, the parking garage management company, parking needs vary greatly by the types of guests staying at the hotel. Parking can fill to over 400 vehicles at times when the hotel is at 100% occupancy; however, they have never observed the garage to be completely full. Typically, their observations show about 35% of Renaissance guests park vehicles and about 40% of Residence Inn guests park vehicles in the garage.
Sheraton Suites Old Town Alexandria The Sheraton Suites Old Town Alexandria is located in the North Old Town section of Alexandria, one block east of N. Washington Street. The area immediately surrounding the hotel consists of multi‐family residential buildings, townhouses, office buildings, and some restaurants and retail. This hotel contains 247 two‐room suites. As shown in Figure 5 below, the hotel is located approximately 0.6 miles to the Braddock Road Metro Station. Complimentary scheduled shuttle service is provided to the Metro Station and Reagan National Airport, and limited shuttle service to the Market Square on King Street is available by request. Parking for this hotel is provided in a garage shared with an adjacent office building. The parking garage contains 466 spaces; however, 200 permits have been issued to office parking, leaving approximately 266 spaces for the hotel. According to information provided by hotel management, the numbers of guests parking in this garage has historically been significantly lower than the number of available spaces. Guest parking information was obtained from the Sheraton based on revenue collected per month for 2010. According to property management this guest parking profile is typical year over year since the hotel opened in the late 1980s. Table 2 below summarizes the average number of hotel guests parked per day averaged over the course of a month. The maximum average number of guest vehicles parked was 66 in April 2010 with the average over the course of 2010 being 56 vehicles. The low utilization of hotel parking by guests is expected given the Metro/Airport shuttle that is provided to patrons which significantly reduces the need for guests to drive. With an average of 66 guests parking for the 247 room hotel, the parking demand ratio for this site is found to be approximately 0.27 spaces per room. The Sheraton charges $25 per weekdays and $20 per day Fridays and Saturdays to self‐park (no valet is provided).
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Table 1: Average Daily Sheraton Guest Parking Month
Spaces
January
40
February
46
March
62
April
66
May
63
June
64
July
63
August
53
September
59
October
65
November
51
December
44
Average
56
Figure 5: Sheraton Suites Old Town Alexandria
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Table 2: Parking Sites Summary Proposed
Name
Address
Walking Distance to Metro (Miles)
Shuttle
Parking Fee
Parking Type/ Management
Number of Guest Rooms
Number of Parking Spaces
Parking Ratio (Spaces/Room)
Comparable Sites Renaissance Arlington & Residence Inn Arlington Capital View
Sheraton Suites Old Town Alexandria
Hilton Homewood Suites Extended Stay
The Virginian Suites
1700 Lee Highway, Arlington, VA 22209
1500 Arlington Blvd., Arlington, VA 22209
2800 S. Potomac Ave., Arlington, VA 22202
801 North St. Asaph Street, Alexandria, VA 22314
0.5
0.8
0.6
Rosslyn Metro, Rosslyn Safeway
Reagan National Airport
Reagan National Airport, Braddock Metro
$9/day
$22/day
$25/day (weekday) $20/day (weekend)
Private Surface Lots ‐ Parking permit displayed on dash
Garage with Controlled Access
Garage with Controlled Access (shared with Office Building)
261
625
247
180
440 (55% self‐park/ 45% tandem)
466*
0.69
0.70 (0.39 self‐park only)
0.27**
0.5
Rosslyn Metro, Courthouse Metro
Yes ‐ Rate TBD
Garage with Controlled Access
168
98 0.58
*This parking supports the hotel (including 4,400 sf of hotel meeting rooms), adjacent 100,000 sf office building and a 385 seat restaurant. **The parking for the hotel is in a mixed‐use facility. The ratio of 0.27 is the maximum average occupancy observed for hotel guests as reported by management.
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CONCLUSIONS The information gathered for this study of comparable hotel sites concludes the following observations:
The Virginian Suites located a similar distance to the Rosslyn Metro as the proposed hotel and serving a similar market has a slightly higher parking ratio which satisfactorily accommodates the hotel’s parking demand. The hotel precedes current TDM practices and therefore illustrates that a similarly situated property with a robust TDM plan would be expected to have less parking need.
The Renaissance Capital View and Residence Inn Capital View are significantly further from a Metro station; however, do not require significantly more parking when compared to The Virginian Suites. According to the parking garage management, the combined hotel need for more than 400 spaces is uncommon. Typically, their observations show about 35% of Renaissance guests park vehicles and about 40% of Residence Inn guests park vehicles in the garage.
The Sheraton Suites Old Town was built in the late 1980s with a surplus of parking. From a transportation perspective it is similarly situated as the proposed hotel. The data provided by hotel management shows that the parking ratio based on actual demand averages 0.27 and this has historically been the case.
All of the hotels offer and advertise a complimentary shuttle service as an amenity. The shuttles are heavily used by hotel patrons which significantly reduces the parking need and vehicle trips generated. A shuttle to Metro will also be offered for the proposed hotel.
The Virginia Suites illustrates that a similarly transportation‐situated hotel serving a similar market has a regular parking utilization ratio below 0.69 without a robust TDM plan in place. The Renaissance Capital View and Residence Inn Capital View are further from a Metro station, but the parking management reports 35% and 40% drive in rates, respectively. The Sheraton Suites Old Town is a similar distance to Metro and has a surplus of parking, yet the maximum parking occupancy is 0.27 based on information provided by hotel management. All of these comparable sites validate the proposed parking ratio of 0.58 for the Hilton Homewood Suites as being sufficient.
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