Napa Meritage Resort Expansion

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1 Parking Study Napa Meritage Resort Expansion BOH 4,117 SF Prepared By: Prepared For: City of Napa Department of Public Works 332 Pine Street, Floor 4 San Francisco, CA July 2015

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3 Parking Study Napa Meritage Resort Expansion Prepared for: City of Napa Public Works Department Prepared by: July 2015

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5 Napa Meritage Parking Study July 2015 ATTACHMENT 6 TABLE OF CONTENTS 1 EXECUTIVE SUMMARY PROJECT DESCRIPTION Land Use Existing Conditions Phase 1 Additions Phase 2 Additions Parking Supply Existing Conditions Phase 1 Additions Phase 2 Additions PARKING CODE REQUIREMENTS Required Automobile Parking Supply Other Code Requirements PARKING DEMAND Parking Model Assumptions Parking Demand Uncalibrated Existing Conditions Calibrated Existing Conditions Existing Plus Phase Existing Plus Phase Summary PARKING MANAGEMENT PLAN Peak Demand Management Employee Off-Site Parking Valet Service and Parking Attendants Off-Site Parking Agreements ii

6 Napa Meritage Parking Study July 2015 ATTACHMENT 6 APPENDICES Appendix A: ULI Parking Demand Uncalibrated Existing Conditions Appendix B: ULI Parking Demand Calibrated Existing Conditions Appendix C: ULI Parking Demand Existing Plus Phase 1 Appendix D: ULI Parking Demand Existing Plus Phase 2 Appendix E: Event Log Expected Attendance iii

7 Napa Meritage Parking Study July 2015 ATTACHMENT 6 LIST OF FIGURES Figure 1 Project Area... 5 Figure 2 Site Plan... 6 Figure 3 Proposed Parking Supply... 9 Figure 4 Peak Month Daily Parking Demand by Hour Uncalibrated Existing Figure 5 Observed Parking Occupancy Figure 6 Peak Month Daily Parking Demand by Hour Calibrated Figure 7 Peak Month Daily Parking Demand by Hour Existing Plus Phase Figure 8 Peak Month Daily Parking Demand by Hour Existing Plus Phase Figure 9 Parking Management Site Plan Figure 10 Off-Site Parking Locations iv

8 Napa Meritage Parking Study July 2015 ATTACHMENT 6 LIST OF TABLES Table 1: Summary of Land Uses... 4 Table 2: Detailed Parking Supply... 8 Table 3: Municipal Code Parking Requirements Table 4: Parking Spaces Required by Municipal Code Table 5: Municipal Code Other Parking Requirements.. 13 Table 6: ULI Parking Demand By Use Table 7: ULI Parking Demand vs Supply v

9 Napa Meritage Parking Study July 2015 ATTACHMENT 6 1 EXECUTIVE SUMMARY A two-phase expansion at the Meritage Resort in Napa, California is proposed (the Proposed Project ). Phase 1 consists of the construction of a new resort extension called Meritage Commons to the north of Bordeaux Way in Phase 1. Phase 1 also includes the creation of additional on-street parking spaces on Bordeaux Way. Phase 2 includes construction of new Exhibition Hall facilities at the existing Meritage resort south of Bordeaux Way. This study details the parking supply and projected demand for the Proposed Project. A parking management plan is then presented which includes optional measures to improve guest parking convenience. Based upon application of City code requirements, 721 spaces are required for both Phase 1 and Phase 2. The Proposed Project meets code requirements by supplying 891 and 734 spaces for Phase 1 and Phase 2, respectively. A demand projection was also undertaken, finding that Phase 1 will provide 304 spaces more than the projected peak demand and Phase 2 will provide 104 spaces more than the projected peak demand. While not necessary to meet demand, two strategies are presented to improve guest convenience during busy periods. Pending off-site parking agreements and parking availability, employees could be requested to park in nearby lots, freeing spaces at the hotel for guests. Secondly, a valet system could be implemented at busy periods to increase guest convenience. A detailed signage and wayfinding plan, a hang tag system for the Vino Bello self-park area, and roping, coning, and enforcement would maximize the effectiveness of valet service. 1

10 Napa Meritage Parking Study July 2015 ATTACHMENT 6 2 PROJECT DESCRIPTION The Proposed Project site is the Meritage Resort, which is located just inside the southeastern boundary of the City of Napa, on both sides of Bordeaux Way to the immediate east of Napa Valley Corporate Drive. The Proposed Project will be implemented in two phases. Phase 1 will include construction of 134 new hotel rooms and associated ancillary uses on the Meritage Commons site north of Bordeaux Way, as well as modifications to Bordeaux Way itself. Phase 2 will include the construction of a new ballroom on the Meritage Resort site and circulation enhancements to the existing hotel. In this section, proposed changes to land use elements are described by phase, followed by proposed changes to parking supply by phase. 2.1 LAND USE In this section, proposed changes to land use elements are described by phase. They are also summarized in Table Existing Conditions Land Use: To the south of Bordeaux Way is the existing Meritage Resort hotel complex on approximately 21 acres. The resort has 325 hotel rooms, 2,000 sf of dining facilities, an 11,700 sf spa and fitness area, a 17,848 sf exhibition hall, and 14,700 sf of additional event space in a cave and on terraces. To the immediate east is the Vino Bello Resort which has 182 short-term rental units. North of Bordeaux way is a vacant lot where Meritage Commons is proposed. Driveways: There are four entrances to the property off of Bordeaux Way and one additional driveway off of Napa Valley Corporate Drive Phase 1 Additions Land Use: To the north of Bordeaux Way is the currently vacant, 9.3-acre site for the Meritage Commons addition. This parcel will be developed with 134 hotel rooms and a complex called The Village with 21,000 square feet (s.f.) of tasting rooms, a market, and an exhibition kitchen, plus a 12,000 s.f. fitness/spa/vip space. Driveways: As part of this development, four driveways will be constructed: one on Napa Valley Corporate Drive, and three onto Bordeaux Way. Two of these three driveways form a loop accessing the main Commons entrance from Bordeaux Way. 2

11 Napa Meritage Parking Study July 2015 ATTACHMENT 6 Bordeaux Way: The Proposed Project also includes updates to Bordeaux Way. The modified Bordeaux Way would replace the bike lanes with on-street parking on both sides where parking is not currently allowed. The Project also adds three crosswalks with pedestrian refuge islands across Bordeaux Way to provide pedestrian connections between the Meritage Resort and Commons Phase 2 Additions Land Use: All Phase 2 changes will occur south of Bordeaux Way on the Meritage Resort site. In Phase 2, some of the existing parking will be replaced with a new 10,000 square foot ballroom, additional landscaping, and updated circulation. Internal Circulation: Additionally, the vehicular passageway immediately to the south of the Resort will be replaced with a landscaped pedestrian pathway, and the porte-cochere will be modified to accommodate an increase in guest traffic. The updated porte-cochere will serve as the main entrance for guests to both the existing hotel and the Meritage Commons expansion. 3

12 Napa Meritage Parking Study July 2015 ATTACHMENT 6 TABLE 1: SUMMARY OF LAND USES Land Use Location Details Parking-generating land uses Hotel (rooms) Existing Conditions Existing Plus Phase 1 Existing Plus Phase 2 Meritage Resort Regular hotel Vino Bello Short-term rental Meritage Commons Regular hotel Total Dining Facilities (sf) Meritage Resort Restaurants 2,000 2,000 2,000 Spa and Fitness Center (sf) Event Space (sf) Meritage Resort Spa 11,700 11,700 11,700 Meritage Commons Wellness Spa - 12,000 12,000 Total 13,700 25,700 25,700 Meritage Resort Exhibition Hall and other ancillary uses 17,848 17,848 17,848 Meritage Resort Cave and Terrace 14,700 14,700 14,700 Meritage Commons Meritage Resort The Village (Wine tasting, break out space, exhibition kitchen, guest serving market) Ballroom/Exhibition Hall - 21,000 21, ,000 Total 32,548 53,548 63,548 Non parking-generating land uses for Proposed Project Other (sf) Meritage Commons Lobby/living room 1,500 1,500 Meritage Commons Housekeeping 12,000 12,000 Meritage Commons Staff break rooms Meritage Commons Additional area (mechanical/electrical, circulation, walls, structure) 56,200 56,200 Meritage Resort Exhibition hall support - 4,300 Meritage Resort Additional area (walls and structure) Source: Meritage Initial Study Mitigated Negative Declaration, June 25, ,000 Total 70,550 75,850 The Project study area is shown on Figure 1 and the Project site plan is shown on Figure 2. 4

13 Napa River ATTACHMENT 6 Basalt Rd Kaiser Rd Napa Valley Corporate Dr 221 Napa Valley Corporate Way N:\Projects\2014 Projects\SF _Napa_Meritage\Graphics\GIS\MXD\Basemap.mxd PROJECT SITE Anselmo Ct Vist a Po int Dr Bo rd ea u x Way Soscol Ferry Rd Dev l Anderson Rd in Rd Soscol Creek Rd N 0 1/4 mile Figure 1 Project Area

14 Napa Valley Corporate Dr Way Bordeaux N:\Projects\2014 Projects\SF _Napa_Meritage\Graphics\AI Source: Landscape Plan, June 11, 2015, by WATG N Figure 2 Site Plan

15 Napa Meritage Parking Study July 2015 ATTACHMENT PARKING SUPPLY In this section, the parking supply for the existing Napa Meritage resort and Phase 1 and 2 of the Proposed Project are both explained. They are also presented in Table Existing Conditions Resort and Vino Bello: The property currently has 625 parking spaces on site including parking at Vino Bello which is not part of the Meritage Resort but which is to the immediate east. While the Vino Bello Resort and the Meritage Resort are under separate ownership, they are under common management and share parking. There are currently no physical delineations between parking for the Vino Bello Resort and parking for the Meritage Resort. Therefore, the parking supply discussed above includes all of the parking facilities shared between the two resorts. No modifications to the Vino Bello Resort are proposed as part of the Project Phase 1 Additions Commons: As part of Phase 1, 193 parking spaces will be constructed at Meritage Commons, six of which will meet ADA standards. Bordeaux Way: The project would replace bike lanes with 73 on-street parking spaces where parking is currently not allowed. These on-street parking spaces would be publicly accessible Phase 2 Additions Resort and Vino Bello: In Phase 2, some Resort parking would be removed to make way for the ballroom and related additions. In total, 157 spaces will be removed, reducing parking from 625 to 468 in the combined Resort/Vino Bello lot. 7

16 Napa Meritage Parking Study July 2015 ATTACHMENT 6 TABLE 2: DETAILED PARKING SUPPLY Location Existing Existing Plus Phase 1 Existing Plus Phase 2 Regular ADA Total Regular ADA Total Regular ADA Total Meritage Resort Meritage Commons On-Street: Bordeaux Way Total Notes: 1. Includes Vino Bello which is under a shared parking agreement with Meritage Source: WATG, 2014, MARKS Traffic Data Inc, 2014, and CAA Planning, 2015 A summary of the proposed parking supply for Existing Plus Phase 2 is shown in Figure 3. 8

17 Napa Valley Corporate Way Bordeaux Way AS-DESIGNED PARKING TMR/VINO BELLO 468 COMMONS 193 ON STREET PARKING 73 TOTAL 734 STALLS STALLS STALLS STALLS 193 N:\Projects\2014 Projects\SF _Napa_Meritage\Graphics\AI Napa Valley Corporate Dr 468 Source: Meritage Commons Schematic Presentation, June 12, 2015, by WATG Note: The original parking supply estimates have been refined based on observations for this parking study 73 N Figure 3 Proposed Parking Supply

18 Napa Meritage Parking Study July 2015 ATTACHMENT 6 3 PARKING CODE REQUIREMENTS In this chapter, code requirements for automobile parking space supply is presented first. This is followed by a discussion of other issues, including bicycle parking, compact spaces, and ADA spaces. 3.1 REQUIRED AUTOMOBILE PARKING SUPPLY Chapter of the Napa Municipal Code requires parking spaces for a hotel resort contingent on the number of sleeping rooms, employees, and ancillary uses, as detailed in Table 3. In this section, we show that the Proposed Project provides enough on-site (including on-street parking) spaces to meet code requirements for supply of parking. TABLE 3: MUNICIPAL CODE PARKING REQUIREMENTS Use Classification On-Site Parking Required Hotels and motels 1 space per sleeping room plus 1 space for manager plus 1 space for every 2 employees (full or part time) plus if hotel has convention, banquet, restaurant or meeting facilities, parking shall be provided in addition to the hotel requirement, as determined by Planning Commission, based on parking study provided by applicant and acceptable to the city. Source: City of Napa Municipal Code, Chapter The proposed parking can be defined as shared parking insofar as the separate hotel room and ancillary uses share the same parking spaces. Napa Municipal code requirements for shared parking (Chapter ) states that required parking minimums may be reduced with a Use Permit provided that the shared parking spaces are: 1. Located in a common parking lot or off-site convenient to the uses(s) requiring the parking; and 2. The parking will be secured for the uses(s) requiring the parking by ownership and/or agreements sufficient to guarantee the long term use of the site for such parking; and 3. The applicant is able to show through a parking analysis that peak demand for spaces from all uses will be met. A possible option for determining shared parking arrangements includes the Urban Land Institute Publication Shared Parking. 4. In no instance shall the total parking required be less than would be required for any one of the independent uses. 10

19 Napa Meritage Parking Study July 2015 ATTACHMENT 6 Because the Proposed Project complies with these criteria, we recommend that required parking minimums be reduced per Criteria 4 above to exclude ancillary uses and only be no less than any one of the independent uses, in this case, hotel rooms. Thus, the ancillary use parking requirement shown in Table 4 below is zero. Because the number of jobs related to only the ancillary uses could not be isolated, employee numbers have not been reduced to exclude these, which results in a slightly conservative assessment. According to the Municipal code, the Proposed Project would be required to supply 721 parking spaces in Phase 1, and 721 spaces in Phase 2. This would result in surpluses of 170 and 13 (including the 73 proposed on-street spaces along Bordeaux Way). 11

20 Napa Meritage Parking Study July 2015 ATTACHMENT 6 Category TABLE 4: PARKING SPACES REQUIRED BY MUNICIPAL CODE Existing Existing Plus Phase 1 Existing Plus Phase 2 Total Spaces Total Spaces Total Spaces Sleeping Rooms Managers Employees (max at peak hour) Convention, banquet, restaurant, meeting facilities (sf) 34, , ,000-5 Code Requirement On-Site (Off-Street) Spaces On-Street Spaces Parking Surplus 62 surplus 170 surplus 13 surplus Notes: of 485 total employees are present during parking peak hour (21 percent) per site observations on September 19, 2014, a peak day of the year (see Section for more details). There are 45 total managers at the existing resort (according to The Meritage Resort), of which 21 percent (i.e. 9) are assumed present during parking peak hour. 2. Estimate of 700 employees for Phase 2 provided by The Meritage Resort. Because estimate for Phase 1 not available, it was conservatively assumed to also be total managers are assumed, scaled proportionally from existing conditions (=700/485*45). 21 percent (i.e. 13) are assumed to be present during parking peak hour. 3. There are 485 total employees currently, of which 440 are non-manager. 21 percent (i.e. 93) are assumed present during parking peak hour. 4. Of 635 non-manager employees, 21 percent (i.e. 134) are assumed to be present during parking peak hour. 5. Ancillary space requirement omitted from minimum as because parking code allows for minimum supply to equal no less than that required for any one use (in this case, hotel rooms) Source: City of Napa Municipal Code, Chapter , Meritage Resort,

21 Napa Meritage Parking Study July 2015 ATTACHMENT OTHER CODE REQUIREMENTS City of Napa Municipal Code establishes additional parking requirements, as shown in Table 5, below. TABLE 5: MUNICIPAL CODE OTHER PARKING REQUIREMENTS Use Classification Category Requirement All non-residential uses All uses Bicycle parking Compact spaces ADA spaces A minimum of two bicycle parking spaces with an additional space for each 10 vehicular spaces in excess of 20 vehicle spaces. The decision-making body may waive or reduce this requirement only if it can be demonstrated that the bicycle parking facilities are provided nearby to satisfy the proposed requirements or there is a pre-existing development such that there is no feasible location for such facilities. Up to 30% of the required nonresidential spaces may be designed as compact spaces. Compact spaces shall be distributed throughout the parking area. Accessible parking is required consistent with the most recently adopted Building Code standards. The California Building Code requires that 2 percent of the total spaces are accessible spaces. Source: City of Napa Municipal Code, Chapter , Bicycle parking: Municipal code states that bicycle facilities should be provided for any addition or enlargement of an existing building or use. The code states that for all non-residential uses, the number of bicycle spaces should be a tenth of the number of automobile spaces. The strict application of the ratio approach may not be suitable for a use such as this located in a suburban setting, as the demand for bicycle parking is expected to be mostly from guests who wish to cycle recreationally during their visit to the hotel; it is not expected that hotel guests will use bicycle as a primary method of access to the hotel. Recreational cyclists typically have different needs to employees for bicycle parking. For example, they may require a higher level of security for their bikes, or some may choose to rent bicycles and therefore not require onsite parking. Therefore, there are two considerations for bicycle parking: that adequate bicycle parking is supplied for employees, and that the hotel should continue to meet the needs of recreational cyclists. 13

22 Napa Meritage Parking Study July 2015 ATTACHMENT 6 As input to the code calculation, we use net new off-street automobile parking spaces proposed by the project. Phase 1 would construct an additional 193 off-street parking spaces, therefore the code requires 19 bike spaces. After Phase 2, there would be 661 on-site parking spaces (not including on street), an increase of 36 over 625 current spaces. Therefore, the Proposed Project would be required to provide four spaces for Phase 2. We do not recommend the removal of bicycle spaces as part of Phase 2 and therefore recommend that 19 bike spaces are provided as part of the Proposed Project to best comply with code requirements and the needs of the project. We recommend that the bicycle spaces be distributed such that spaces are located near both front entrances (Resort and Commons) to enable convenient employee and guest access. The Proposed Project shall comply with these bicycle parking requirements as a condition of approval. Compact spaces: While up to 30 percent of spaces can be designated as compact for the proposed land uses, none are provided. ADA spaces: The Proposed Project meets accessibility requirements. In Phase 1, 18 ADA spaces are required and 24 spaces are proposed (as shown in Table 2). In Phase 2, 15 ADA spaces are required and 20 spaces are proposed. 14

23 Napa Meritage Parking Study July 2015 ATTACHMENT 6 4 PARKING DEMAND In this chapter we present a parking demand analysis for Phase 1 and Phase 2 of the Proposed Project. The purpose of this chapter is to check the adequacy of the code minimums to ensure that the parking supplied by the Proposed Project would meet demand. We have projected parking demand utilizing factors developed by the Urban Land Institute (ULI) and found in its publication Shared Parking, Second Edition (2005), as allowed by Napa Municipal Code. ULI recommends calibration of their model to local conditions if possible. By collecting occupancy data for a peak day at the existing Meritage Resort, we were able to adjust the factors in the model so that the approach accurately projects demand for existing conditions, essentially calibrating it to our site. We then apply the calibrated rates to Phase 1 and Phase 2 to determine parking demand for each scenario finding that parking demand is less than the code requirement and would be accommodated by the proposed onsite parking configurations for both project phases. In this chapter, we perform a parking demand analysis to find the balance between providing adequate parking to support a development from a commercial viewpoint and minimizing the negative aspects of excessive land area or resources devoted to parking. 4.1 PARKING MODEL ASSUMPTIONS The ULI methodology was used to project demand for the existing Meritage Resort. Because the parking lot is currently shared between the Meritage Resort and Vino Bello Resort (and parking occupancy for each cannot be counted separately), both were included in the projection. Land Use Categories: ULI land use categories were selected carefully, as described below: Hotel rooms o Parking rates for business and leisure categories are very similar; business has a higher per room rate at weekdays (1.25 vs 1.15 for leisure) 2, and a slightly lower rate at weekends (1.08 vs 1.18 for leisure). Based on an assessment of event types and other information provided by the resort, it was determined that the current resorts cater roughly evenly to business and leisure guests. o The combined 507 rooms at Meritage Resort and Vino Bello were therefore split 50/50 between the Hotel-Business and Hotel-Leisure categories (254 in each). 2 The rates cited are base rates, which ULI then applies time-of-day, day-of-week, and seasonal factors, each between 0% and 100%, to arrive at hour-by-hour parking demand. 15

24 Napa Meritage Parking Study July 2015 ATTACHMENT 6 o The 134 Commons rooms were also assigned in the same manner as part of Phase 1. Dining facilities o The 2,000 sf dining facility at the Meritage Resort was assigned to the Restaurant/Lounge category, which has a weekday and weekend rate of 10 spaces per ksf. Spa o The 11,700 sf spa at the Meritage Resort was assigned to the Health Club category, which has a weekday rate of 7.0 spaces per ksf (and a weekend rate of 5.75). o The 12,000 sf wellness spa was also assigned to the Health Club category as part of Phase 1. Event space o ULI presents two different categories for meeting rooms, banquet rooms, and similar uses. ULI intends the Convention Space category to be used for larger facilities that attract conventions of 1,000 persons or more with significant local attendance as well as some attendees who choose to stay at more economical hotels. Based on information provided by the resort, the event mix for a typical day is a range of smaller events of up to 150 persons. This fits the other category, Conference Center/Banquet, which is intended for event spaces that host smaller scale events such as wedding receptions, which is a common event at Meritage Resort. The Conference Center/Banquet has a base weekday rate of 30 spaces per ksf (compared to 20 for Convention Space.) The weekend rates are 30 and 10, respectively. o Because the 17,848 sf of exhibition hall/ancillary use and the 14,700 sf of cave and terrace space each host a variety of events, the combined 32,548 sf was assigned to the Conference Center/Banquet category. o The 21,000 sf of event space for The Village was also assigned to the same category as part of Phase 1. o The 10,000 sf Exhibition Hall expansion was also assigned to this category as part of Phase 2. Internal Capture: The ULI approach recommends an internal capture rate of at least 60 percent for conference center uses and recommends applying an internal capture rate for other ancillary uses based on local understanding. Based on information supplied by the resort, and to maintain consistency with assumptions for the Meritage Expansion Transportation Impact Study, an internal capture rate of 75 percent was applied to guest trips for the spa, restaurant/lounge, and conference center uses. Peaking Factors: A series of time-of-day, day-of-week, and month-by-month peaking factors are then applied to base parking rates to obtain hourly parking demand by weekday/weekend for each month of 16

25 Napa Meritage Parking Study July 2015 ATTACHMENT 6 the year. Note: due to its unique characteristics compared to other weekdays, ULI considers Friday evening as part of the weekend. 4.2 PARKING DEMAND Uncalibrated Existing Conditions The ULI model projected parking demand as follows: July is peak month of the year Weekday peak period is between 5 PM and 9 PM, with the two highest hours being at 5 PM (706) and 9 PM (712) Weekend peak period was also between 5 PM and 9 PM, with the peak hour at 9 PM (729) Weekend demand is therefore slightly higher than weekday, although weekday peak is within 2.5 percent A chart of uncalibrated parking demand for the peak month (July) is shown below in Figure 4. Analysis calculations can be found in Appendix A. 17

26 Napa Meritage Parking Study July 2015 ATTACHMENT 6 Figure 4 Peak Month Daily Parking Demand by Hour Uncalibrated Existing Parking Supply: Parking Stalls Week day Week end Hour Calibrated Existing Conditions ULI recommends that when new uses are being added to an existing site (such as is the case for the Proposed Project), the model should be compared against observed parking occupancy for existing conditions. The model can then be adjusted to the site so that reasonably reliable projections of future parking needs can result. According to the resort, September is the busiest time of the year for the hotel. Current resort hotel parking patterns were observed on the afternoon and evening of Friday, September 19, The particular day, September 19, was chosen because it was the day with the highest amount of expected event activity of the month 26 events were held with a combined expected guest total of 1,465. An event log for this day can be found in Appendix E. On this day, the hotel occupancy was almost completely full at 96 percent. Hourly parking occupancy surveys were conducted between 2 PM and midnight in the lot shared by Meritage Resort and Vino Bello Resort. As can be seen in Figure 5 below, the peak period was between 4 PM and 7 PM, and the peak hour was 4 PM with a demand of 421 spaces. 18

27 Napa Meritage Parking Study July 2015 ATTACHMENT 6 Figure 5 Observed Parking Occupancy 700 Parking Supply: 625 stalls Parking Stalls PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM Hour At peak, the parking lot was observed to be around two-thirds full. Due to the circuitous design of the current lot, an occupancy of two-thirds may lead to the perception that the lot is full. Even though spaces would still be available in less accessible areas of the lot to the rear of the buildings, if the most convenient spaces are taken (which often happens especially near driveways and building entrances), this can contribute to the perception of a full lot. The ULI weekend model overestimates peak demand by 73 percent compared to observed demand (729 versus 421). Because ULI considers Friday evening as part of the weekend category, weekend data is used as point of comparison based on the resort peak activity being on a Friday evening. Reasons for the overestimate include: ULI data is based on nationally-averaged data and does not take into account local travel characteristics, and ULI analysis assumes 100 percent auto modeshare, whereas some employees and visitors may actually access the resort via other modes (e.g. taxi, shuttle, bicycle). The peaking patterns match fairly well between the ULI model and observations. While the observed peak occurs at around 4-6 PM, the later peak for the ULI model (5-9 PM) is a direct result of it assuming that 19

28 Napa Meritage Parking Study July 2015 ATTACHMENT 6 highest event space usage is 5-10 PM. Hotel data points to highest event space usage between 5-6 PM, with a noticeable drop-off after 6 PM as many meetings and receptions end. Because ULI recommends calibrating to local data, we are revising each ULI parking rate down by 42 percent for existing conditions so as to match observations before applying to Phase 1 and Phase 2. The peak parking hour observed is 42 percent lower than the peak parking hour of the ULI model. The calibrated data for the existing conditions is broken down by land use in Table 6 and a chart of calibrated time-of-day demand is shown below in Figure 6. Analysis calculations can be found in Appendix B. Figure 6 Peak Month Daily Parking Demand by Hour Calibrated 700 Parking Supply: Parking Stalls Week day Week end Hour Existing Plus Phase 1 The calibrated ULI model was applied to the land use configuration of Existing Plus Phase 1. The resultant maximum parking demand is for 587 spaces at weekend (and 577 for weekday). This would easily be accommodated within the 891 available on-site spaces. 20

29 Napa Meritage Parking Study July 2015 ATTACHMENT 6 Sensitivity test: A simple sensitivity test returns that all Phase 1 parking demand would still be accommodated without requiring an off-site parking agreement even if peak demand was undercounted by up 218 vehicles 3. A chart of time-of-day demand is shown below in Figure 6. Analysis calculations can be found in Appendix C. Figure 7 Peak Month Daily Parking Demand by Hour Existing Plus Phase Parking Supply: Parking Stalls Week day Week end Hour Existing Plus Phase 2 The calibrated ULI model was applied to the land use configuration of Existing Plus Phase 2. The resultant maximum parking demand is for 630 spaces at weekend (and 620 for weekday). This would easily be accommodated within the 734 available on-site spaces. 3 Calculated applying the 52 percent overestimate (=891/587-1) to the observed occupancy of 421, yielding 639 which is 218 spaces greater than the observed occupancy. 21

30 Napa Meritage Parking Study July 2015 ATTACHMENT 6 Sensitivity test: A simple sensitivity test returns that all Phase 2 parking demand would still be accommodated without requiring an off-site parking agreement even if peak demand was undercounted by up 69 vehicles 4. A chart of time-of-day demand is shown below in Figure 8. Analysis calculations can be found in Appendix D. Figure 8 Peak Month Daily Parking Demand by Hour Existing Plus Phase Parking Supply: Parking Stalls Week day Week end Hour Summary The parking demand by use is shown below in Table 6. Guests/customers form the vast majority of demand at the peak hour; by comparison employee parking is light. This is because the overall peak hour (weekends 4 Calculated by applying the 17 percent overestimate (=734/630-1) to the observed occupancy of 421, yielding 490 which is 69 spaces greater than the observed occupancy. 22

31 Napa Meritage Parking Study July 2015 ATTACHMENT 6 at 9 PM) does not align with the peak hour for employees (weekdays between 10 AM and 3 PM). At the employee peak hour, their demand would be for 100 spaces. TABLE 6: ULI PARKING DEMAND BY USE Project Data Existing Conditions Existing Plus Phase 1 Existing Plus Phase 2 Land Use Unit Quantity Demand Quantity Demand Quantity Demand Health Club sf 11, , ,700 1 Hotel-Business rooms Hotel-Leisure rooms Restaurant/Lounge sf , ,000 2 Conference Ctr/Banquet sf 32, , , Employee Total Customer Total Employee Total Source: ULI Shared Parking 2005, Fehr & Peers, 2015 A summary table of parking demand compared with supply is shown below in Table 7. TABLE 7: ULI PARKING DEMAND VS SUPPLY Existing Existing Plus Phase 1 Existing Plus Phase 2 Meritage Resort + Vino Bello Supply Meritage Commons On-Street: Bordeaux Way On-Site Total Demand ULI calibrated parking demand Surplus Source: WATG, 2014, MARKS Traffic Data Inc, 2014, Fehr & Peers,

32 Napa Meritage Parking Study July 2015 ATTACHMENT 6 We can conclude that Phase 1 will provide 304 spaces above the projected peak demand and that Phase 2 will provide 104 spaces above the projected peak demand. Even when the 73 additional on-street spaces from the Bordeaux Way conversion are not taken into account, Phase 2 will provide 31 more spaces than the projected peak demand. 24

33 Napa Meritage Parking Study July 2015 ATTACHMENT 6 5 PARKING MANAGEMENT PLAN The demand analysis concludes that both Phase 1 and 2 propose sufficient parking supply to accommodate projected peak parking demand. In Phase 1, peak demand would result in a 66 percent occupancy rate, which would result in neither an actual nor a perceived deficit in parking supply. Therefore, no parking management approaches are necessary for Phase 1. For Phase 2, peak demand would result in an 86 percent occupancy rate. Our experience shows that once lot occupancy exceeds 90 percent, user perception that the lot is full tends to increases dramatically. For dispersed parking lots, this perception is heightened if the vacant spaces tend to group in the least desirable part of the lot. Because peak occupancy does not reach 90 percent, mandatory parking management approaches are not necessary. However, because the projected occupancy for Phase 2 is close to 90 percent, we recommend that the hotel consider the following non-mandatory parking management approaches which would serve to improve the customer service experience. 5.1 PEAK DEMAND MANAGEMENT The Parking Management Plan outlined below contains two non-mandatory parking management approaches that would improve guest parking convenience during peak times in Phase 2. Their implementation should be considered at times when demand nears or exceeds 85 percent of capacity Employee Off-Site Parking While the demand analysis concludes that all employees can be accommodated on site, requesting employees to park off-site in times of peak demand would provide guests with a larger selection of spaces to choose from and improve guest parking convenience. This would be contingent on securing an off-site parking agreement for an adjacent lot, and that lot containing enough available supply at the requested times to accommodate employee vehicles Valet Service and Parking Attendants This section describes a non-mandatory valet service that could be implemented at times of high demand, which would serve to increase guest convenience as vehicles would be handled by valet attendants. The majority of parking within the Resort and Commons site would be designated valet parking the major exception being the Vino Bello resort area, discussed later. The porte-cochere on the Resort site would serve 25

34 Napa Meritage Parking Study July 2015 ATTACHMENT 6 as the check-in site and arriving guests for both sites will leave their car under the porte-cochere or in the adjacent staging area for valet service. The staging area can also be used to park unused golf carts, which will be used to shuttle guests and their luggage to their hotel room or event space. The valet service would make use of the porte-cochere and the designated valet parking areas on the Resort site and on the Commons site, illustrated in Figure 9. The parking spaces to the immediate north of the porte-cochere would be designated VIP or reserve staging spaces. The porte-cochere on the Commons site would serve as a secondary valet drop-off and pick-up location. Signs would direct all guests to the Resort porte-cochere for check-in, but guests staying in rooms on the Commons site who have already checked-in may pick up or drop off their car with the attendant at the Commons valet site. It is estimated that vehicle retrieval could take up to 10 minutes on average during peak conditions due to volume of retrievals and size of the lot. Adequate valet staffing shall be required to ensure that wait times would not be over 10 minutes at pick-up and that queuing of vehicles at the porte-cocheres would not exceed the 10-vehicle storage length of the driveways. The fee structure of the valet service could be free or paid. With clear signage indicating that the valet system is mandatory when in operation, it is expected that compliance for a free valet system will be high. For a paid system, some guests may choose to use free on-street parking instead. Whether the valet is free or fee-based, the driveways facing Napa Valley Corporate Drive and access points to the valet parking area should be roped or coned off to prohibit self-parking when valet parking is in operation. Tandem spaces would not be required under the proposed valet system, therefore parking attendants other than valet staff would not be required. If the hotel will at any point wish to expand capacity of the event lot, roping off unused driveways and stacking vehicles would expand the capacity and allow more vehicles to be parked in the same space. The projected demand compared to the proposed supply does not require this measure. This measure would increase the retrieval time for some vehicles Trinitas Parking The relocated Trinitas Wine Cellar will be adjacent to the northern side of Bordeaux Way near the Napa Valley Corporate Drive intersection and therefore on-street parking would be conveniently-located for Trinitas visitors. Should on-street parking availability be limited, we recommend that the signage be added to the valet signs indicating that Trinitas visitors may use the valet service. 26

35 Napa Meritage Parking Study July 2015 ATTACHMENT 6 As shown in Figure 7 and Figure 8, the peak period (5 PM to 10 PM) does not coincide with the peak tasting room period (typically early and mid-afternoon). Therefore, while some spaces could be held for Trinitas Wine Cellar visitors by signing on-street parking spaces close to the Trinitas Wine Cellar with 2-hour time limits, we do not think this strategy is necessary as there should be adequate on-street availability when needed during the day for Trinitas guests Signs, Enforcement, and Security Should valet service be implemented, the following signage plan (included in Figure 9), should be adopted: Signs placed on the west and east approaches to the resort directing all new guests to the main porte-cochere on the Resort site (with an optional signage attachment to direct Trinitas Wine Cellar guests to the porte-cochere for valet parking in the event that on-street parking is generally unavailable). Signs directing Vino Bello guests to the self-park lot, and indicating that the remaining on-site spaces are for valet only. Signs placed at all driveway entrances when valet in operation indicating that all cars must be dropped off at one of the two valet drop-off points. While Figure 9 details the locations and general content of the signage, this study should inform a detailed wayfinding plan that provides information at every point of decision-making to guide visitors to specific locations. The primary enforcement challenges for the valet plan will be to prevent people from self-parking in the valet lots when the valet operation is in use and preventing non-vino Bello guests from self-parking in the Vino Bello lot. Implementing the roping/gating and hang-tag solutions should ensure that parking operates smoothly. Providing private parking enforcement and security should be part of the parking management operations to ensure efficient parking and safety. Frequency of patrolling and drive-through inspection will depend on the frequency of violations. 27

36 V V Valet parking only beyond this point. P Napa Valley Corporate Dr P Signs to direct to main Porte Cochere. Meritage Commons A S Designate shuttle stop. P Bordeaux Way G G Parking for Vino Bello guests only. P N:\Projects\2014 Projects\SF _Napa_Meritage\Graphics\AI P V V P Meritage Resort S A P One Valet pick-up and drop-off point per building. G G Vino Bello N Valet Parking Area On-Street Parking VIP/Quick Access Area Valet Staging Area & Golf Cart Storage Sign Shuttle Stop Valet Pick-Up & Drop-Off Figure 9 Parking Management Site Plan Source: Landscape Plan, June 11, 2015, by WATG

37 Napa Meritage Parking Study July 2015 ATTACHMENT Vino Bello Self-Parking At all times (even during valet service implementation) the parking around the Vino Bello resort will be selfpark for Vino Bello guests only. With longer stays typical of these rooms, guests may choose to park closer to their rooms to unload groceries and luggage. If the self-park spaces around the Vino Bello are full, guests may choose to park in the on-street spaces on Bordeaux Way or bring their vehicle to the main valet site at the Resort site porte-cochere. The Vino Bello area should be clearly demarcated with signage to deter non- Vino Bello guests to park there. 5.2 OFF-SITE PARKING AGREEMENTS While not needed to meet demand or code, there are several additional lots that could provide upwards of 400 parking spaces during evenings and weekends, subject to new off-site agreements. While these agreements are not necessary to accommodate demand or code, if in place they would afford the hotel the flexibility to best manage demand, especially at evenings and weekends when the occupancy of the off-site lots is lowest. Three of these lots are described below and shown on Figure Bordeaux Way: The Meritage Resort currently operates under an agreement to use an additional spaces on an off-site lot to the northeast of the Proposed Project at 855 Bordeaux Way. At this location, 96 spaces are available through agreement on evenings and weekends, when ordinary usage of the lot is light (it primarily caters to adjacent office uses). These spaces are used as an alternative parking area for employee parking, when necessary, but not for hotel guests or event attendees. The agreement is used to help the hotel better manage on-site parking during peak periods. These 96 spaces, which can be used as overflow for large events, will continue to be available Napa Valley Corporate Drive: 39 spaces are expected to become under control of Meritage based on planned condominium acquisition Napa Valley Corporate Way: an agreement with the property owner to share the 301 spaces is planned. 29

38 AS-DESIGNED PARKING Future Parking Supply* TMR/VINO BELLO 468 COMMONS 193 STALLS STALLS No shared parking agreement in place 443 OFF-SITE PARKING 96 ON STREET PARKING 73 TOTAL 830 STALLS STALLS STALLS Napa Valley Corporate Drive 851 Napa Valley Corporate Way 2700 Napa Valley Corporate Drive Napa Valley Corporate Way 301 Way Bordeaux Bordeaux Way OFF-SITE PARKING OPTIONS *Under consideration and subject to confirmation and approval. Not analyzed in this study. N:\Projects\2014 Projects\SF _Napa_Meritage\Graphics\AI Napa Valley Corporate Drive Meritage has access to 39 spaces 165 No shared parking agreement in place Napa Valley Corporate Dr Source: Meritage Commons Schematic Presentation, June 12, 2015, by WATG Note: The original parking supply estimates have been refined based on observations for this parking study N Figure 10 Off-site Parking Locations

39 Napa Meritage Parking Study ATTACHMENT 6 APPENDIX A: ULI PARKING DEMAND UNCALIBRATED EXISTING CONDITIONS

40 Recommended Parking Ratios Spaces required per unit land use Land Use Weekday Weekend Unit Visitor Employee Visitor Employee Community Shopping Center (<400 ksf) /ksf GLA Regional Shopping Center (400 to 600 ksf) Linear 2.9<x<3.2 /ksf GLA Super Regional Shopping Center (>600 ksf) /ksf GLA Fine/Casual Dining Restaurant /ksf GLA Family Restaurant /ksf GLA Fast Food Restaurant /ksf GLA Nightclub /ksf GLA Cineplex /seat Performing Arts Theater /seat Arena /seat Pro Football Stadium /seat Pro Baseball Stadium /seat Health Club /ksf GLA Convention Center /ksf GLA Hotel-Business /room Hotel-Leisure /room Restaurant/Lounge /ksf GLA Conference Ctr/Banquet (20 to 50 sq ft/guest room) /ksf GLA Convention Space (>50 sq ft/guest room) /ksf GLA Residential, Rental, Shared Spaces * /unit Residential, Owned, Shared Spaces * /unit Office <25 ksf /unit Office 25 to 100 ksf Linear 0.3<x<0.25 /ksf GLA Office 100 to 500 ksf Linear 0.25<x<0.2 /ksf GLA Office >500 ksf /ksf GLA Data Processing Office /ksf GLA Medical/Dental Office /ksf GLA Bank (Branch) with Drive-In /ksf GLA

41 Description: Existing Conditions Column N highlights in Red when there is an input error. 7/16/2015 As yet, there is no information provided about what ty ksf = thousand square feet Projected Parking Supply: 625 Stalls Mode Adjustment Noncaptive Ratio Max Parking Spaces Weekday Weekend Weekday Weekend Land Use Quantity Weekday Weekend Daytime Evening Daytime Evening Daytime Evening Daytime Evening Health Club 11,700 sf GLA % 100% 100% 100% 25% 25% 25% 25% Employee % 100% 100% 100% 100% 100% 100% 100% Hotel-Business 254 rooms % 100% 100% 100% 100% 100% 100% 100% Hotel-Leisure 254 rooms % 100% 100% 100% 100% 100% 100% 100% Restaurant/Lounge 2,000 sf GLA % 100% 100% 100% 25% 25% 25% 25% Conference Ctr/Banquet (20 to 50 sq ft/guest room) 32,548 sf GLA % 100% 100% 100% 25% 25% 25% 25% Convention Space (>50 sq ft/guest room) sf GLA % 100% 100% 100% 25% 25% 25% 25% Employee % 100% 100% 100% 100% 100% 100% 100% Subtotal Customer/Guest Spaces Subtotal Employee/Resident Spaces Subtotal Reserved Spaces 0 0 Total Parking Spaces

42 Table 7/21/2015 Project: Napa - The Meritage Resort Description: Existing Conditions July Weekday Estimated Peak-Hour Parking Demand Projected Parking Supply: 625 Stalls Overall Pk AM Peak Hr PM Peak Hr Eve Peak Hr Monthly Adj. 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM 9 PM 9 AM 5 PM 9 PM Health Club 65% Employee 75% Hotel-Business 98% Hotel-Leisure 100% Restaurant/Lounge 98% Conference Ctr/Banquet (20 to 50 sq ft/guest room) 100% Employee 100% Customer TOTAL DEMAND Employee Reserved Footnote(s): July Weekend Estimated Peak-Hour Parking Demand Overall Pk AM Peak Hr PM Peak Hr Eve Peak Hr 6 AM 7 AM 8 AM 9 AM 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PM 10 PM 11 PM 12 AM 9 PM 9 AM 5 PM 9 PM Health Club 65% Employee 75% Hotel-Business 98% Hotel-Leisure 100% Restaurant/Lounge 98% Conference Ctr/Banquet (20 to 50 sq ft/guest room) 100% Employee 100% Customer TOTAL DEMAND Employee Reserved

43 Table 7/21/2015 Project: Napa - The Meritage Resort Description: Existing Conditions SHARED PARKING DEMAND SUMMARY PEAK MONTH: JULY -- PEAK PERIOD: 9 PM, WEEKEND Projected Parking Supply: 625 Stalls Weekday Weekend Weekday Weekend Non- Non- Peak Hr Peak Mo Estimated Peak Hr Peak Mo Estimated Project Data Base Mode Captive Project Base Mode Captive Project Adj Adj Parking Adj Adj Parking Land Use Quantity Unit Rate Adj Ratio Rate Unit Rate Adj Ratio Rate Unit 9 PM July Demand 9 PM July Demand Health Club 11,700 sf GLA /ksf GLA /ksf GLA Employee /ksf GLA /ksf GLA Hotel-Business 254 rooms /rooms /rooms Hotel-Leisure 254 rooms /rooms /rooms Restaurant/Lounge 2,000 sf GLA /ksf GLA /ksf GLA Conference Ctr/Banquet (20 to 50 sq ft/gue 32,548 sf GLA /ksf GLA /ksf GLA Employee /rooms /rooms Customer 685 Customer 679 Employee 27 Employee 50 Reserved 0 Reserved 0 Total 712 Total 729

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