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WALKER Mark Pfeifer May 1, 2009 ~ARx~NG cat~~su~tar~t~ Page 2 FEHR AND PEERS' ASSUMPTIONS Fehr and Peers base their conclusions on two specific assumptions in their analysis regarding the use of the hotel that Walker finds may understate the adequacy of the future parking supply. Their report and conclusion are based on the assumption that the spaces allocated to the Doubletree Club Hotel will be available to the Marriott Hotel when the parking demand at the Marriott hotel is highest. Fehr and Peers also assume that parking demand at the Marriott hotel will be unaffected by the proposed 3,000 square foot meeting space. MEETING SPACE Typically in a parking analysis, parking demand for meeting and banquet space is not considered when there is less than 20 square feet of meeting space per hotel room. The basis for this assumption is from earlier studies prepared by Barton-Aschman that showed little effect on the overall parking demand at such hotels with a small amount of conference space relative to the number of rooms available. In addition, it has long been thought that demand for meeting space in hotels with only small conference space would come from room guests of the hotel, thereby reducing any need for additional parking. This is not true of every hotel, however. Discussion with staff at the Doubletree Club Hotel, which is similar in size and services to that of the proposed Marriott hotel indicate a clear need for available parking during the daytime as a direct result of meetings held at the hotel. As the proposed hotel will be similar in size, it is likely that the proposed Marriott hotel will also offer these services, so parking demand from these meetings must be considered. The Marriott web site (http://www.marriott.com/meetings/meeting-planning.mi) offers meeting space without requiring a room reservation. PARKING SUPPLY As part of its agreement with Nexus, Doubletree Club Hotel actively uses the 25 available spaces as needed. The Fehr and Peers shared parking study states: "Historically, the demand for these spaces has occurred during the evening dinner hour, late night, or weekend afternoons." Staff at the Doubletree Club Hotel state that their "meeting space is frequently used by functions where less than 5% of the total attendees are room guests of the hotel." Doubletree also finds that despite signage restricting use of these 25 spaces, visitors and workers at a nearby office frequently park here, limiting their available parking supply. These spaces are separated from other spaces in the lot by a low fence; there is no other control limiting access to them. 75B-252