HomeMy WebLinkAbout Ritz Hotel MOB Complex Parking Study (2023-08-07) DRAFT
Automated Parking Study
Prepared by: LVR International | 888.471.4777 | www.LVRintl.com
Parking Demand
Ritz Charles. Tru . Hyatt . MOB Complex | Carmel | IN
August 2023 | City of Carmel | Indiana
Peak Demands. Shared Parking. Parking Allocation.
PARKING STUDY | Ritz Charles. Tru. MOB. Hyatt Complex | Carmel | IN
August 7, 2023 | 23.239 Page | 2
EXECUTIVE SUMMARY
Property Addresses: 12156, 12164 12174, 12045 N. Meridian St., Carmel, Indiana.
LVR International (LVR) recommends adding 507 to 668 parking spaces to
accommodate a shared peak demand and the maximum capacity for the Ritz
Charles Building, Medical Office Building (MOB), and the Tru and Hyatt Hotel
complex. The difference is based on the ability for Ritz to be able to relocate
their catering staff (80), client staff (20), and catering trucks (20) off-site on peak
event hours, detailed in the table below. The higher parking count is to
accommodate future maximum capacity for the Ritz Charles and the hotels.
LVR conducted stakeholder meetings individually and as a group, when possible
to collect and review details of the findings and to obtain a better understanding
with all parties. If a parking garage is built, a comprehensive and sensitive
design approach for the parking garage is critical to help reduce existing and
minimize future light noise into the nearby community and to address multiple stakeholder concerns. The following
pages provide a summary of the findings, recommendations, and implementation plan.
A. REQUIRED PARKING SPACES
1. Pre-Covid data was collected to determine normal condition and future growth for the parking demand.
2. Based on shared parking calculations and peak demand, the complex requires 1,092 to 1,253 parking spaces.
3. The current capacity for the mixed-use parcel to accommodate the Ritz Charles, MOB, Tru, and the Hyatt is 585
parking spaces.
4. Therefore, the additional parking spaces required is 507 to 668.
5. However, if 120 Ritz vehicles, which include Ritz staff, catering trucks, and their client’s event staff, park off-site and
walks or shuttles to and from a pre-arranged parking location, the addition parking spaces required is reduced to 387
to 548.
6. To build the new parking garage on the said parcel over existing surface parking spaces, approximately 102 spaces
will be occupied by the garage dimension area, which requires that 102 is recovered inside the parking garage.
Additionally, to mitigate light noise from said parcel into neighborhood across the street, it is recommended to add
evergreen along the front edge of the surface lot adjacent to Illinois Street, reducing approx. 16 additional spaces.
7. Therefore, the additional parking spaces required for a new parking garage is between 505 to 666, if built on-site.
Ritz Peak Events + Hotel Occupancy % + MOB Peak + (C)Ritz Max Occupancy
72%-82%100%Ritz Max
A B C
4 Developments Occupancy 75%100% Max
Occ
I. NOTES: PARKING DEMAND I. PARKING DEMAND # of
Spaces # of
Spaces # of
Spaces
Parking demand considers all land uses, parking utilization based on actual and maximum occupancy.Parking Demand (Shared Parking):1041 1092 1253
Parking demand incorporates the Tru Hotel site layout plan that includes 33 parking spaces on-site.Current Parking Capacity:585 585 585
Parking demand assumes redesign of dimension and placement for delivery or large truck parking spaces. Additional Parking Spaces Needed:456 507 668
II.NOTES: FINDING PARKING SPACES DURING PEAK DAYS II.FINDING PARKING SPACES DURING PEAK DAYS
1. Move Ritz Staff Parkers (Off-site)80 80 80
Ritz to provide off-site options to offer staff and (external) event staff to park during peak events.2. Move Ritz Trucks (Off-Site)20 20 20
On-street parking of up to 50 spaces is not yet considered until further INDOT discussions.3. Move Ritz Event Staff (Off-Site)20 20 20
Shuttles for event-goers are not yet considered until location by the Ritz is identified with a plan.Possible Temporary Allocation of Staff:120 120 120
Remaining Parking Spaces Still Required:336 387 548
III. NOTES: PARKING GARAGE III.PARKING GARAGE
Garage design to be senstive to neighboring resident community related to light and vehicle headlights.Number of Remaining Spaces Needed: 336 387 548
Green space to be added to provide evergreen, year-round screen of new large Ritz lit sign from residents. Existing Spaces Covered by Garage: 102 102 102
Consider townhome wrap to cover 2 sides of a new parking garage.Sub-Total Spaces for Garage:438 489 650
PLUS: Removal of 16 spaces for Green 16 16 16
Additional Spaces for Garage:454 505 666
TABLE 1
PARKING STUDY | Ritz Charles. Tru. MOB. Hyatt Complex | Carmel | IN
August 7, 2023 | 23.239 Page | 3
B. FINDINGS
1. Peak period for the combined land use on the parcel is on a weekday (coincides with Taste of Chamber or similar size
events) from 5:00 p.m. to 7:00 p.m.
2. There are currently approximately 5 very large events during the weekdays in the Ritz Charles, similar to the Taste
of Chamber in size, that are affected on this parcel. It is possible, this number will grow if the Ritz Charles business
increases.
3. Ritz peak parking demand is on Thursday (coincides with Taste of Chamber with 800 eventgoers + staff, etc.) with
987 required spaces. The highest peak demands for the complex derive mostly from the Ritz Charles Conference
Center events, which accommodates a maximum people capacity of approximately 1, 350+ people in the existing
facility. This includes 1,000 people for conference rooms, 300 in pavilions and new outdoor spaces, and not less than
50 in glass facility. Therefore, Ritz parking demand can grow 800 eventgoers to 1,350 +maximum capacity, and
possible more than 5 times a year.
4. The Medical Office Building peak demand is during 10am-1pm and requires 92 with existing tenant use of space or
126, if it is calculated with typical square feet to parking space ratio of 3.5 spaces: 1000 SF. Note that during the
parcel’s peak period of 5:00 p.m. to 7:00 p.m., the MOB parking counts drop from 70 to 12 spaces.
5. Both the Hyatt and Tru hotels’ peak periods is between 4:00 p.m. to 6:00 p.m. with customer checking into the
hotels. Each have 78 and 91 parking demands respectively, if using current averages. If, however, the hotels are full
at 100%, their parking demand increases to 92 and 126, respectively.
TOTAL PARKING DEMAND SUMMARY
6AM 7AM 8AM 9AM 10AM 11AM 12NN 1PM 2PM 3PM 4PM 5PM 6PM 7PM 8PM 9PM 10PM 11PM 12PM
SUMMARY OF PARKING PEAK WEDNESDAY- UNION
OCCUPANCY DURING PEAK RITZ- Wednesday +. Hotel Occ = 72%-80%194 200 288 261 318 950 950 948 260 196 238 221 232 210 200 200 200 194 194
(State Luncheons) +. Hotel Occ = 100%242 248 336 263 320 952 952 949 262 198 240 223 283 258 248 248 248 242 242
LAND USE / DEVELOPMENTS Thursday is higher than Wednesday. Will use Thursday Peak for Comparison.
1. Medical Office Building (MOB)PEAK THURSDAY- TASTE
2. Ritz Charles RITZ- Thursday +. Hotel Occ = 72%-80%194 200 248 315 337 309 364 366 363 390 795 1033 1039 887 530 293 293 194 194
3. Hotels (Taste of Chambers) +. Hotel Occ = 100%242 248 296 316 338 310 365 368 365 391 796 1034 1089 936 578 341 341 242 242
- Hyatt and Tru A
PEAK: Thursdays between 5pm-8pm PEAK GENERAL- FUTURE 1000 Capacity
RITZ- General Growth +. Hotel Occ = 72%-80%194 200 248 315 337 309 364 366 393 430 906 1194 1200 1007 565 293 293 194 194
PARKING DEMAND RANGE:(13500 Pp Capacity) +. Hotel Occ = 100%242 248 296 316 338 310 365 368 395 431 908 1195 1250 1055 614 341 341 242 242
1091 to 1255 parking spaces Use Thursday Taste + Ritz Max 1000 Pp B
CURRENT PARKING CAPACITY:PEAK ALL @ FULL CAPACITY
585 Full Capacity (All) +. Hotel Occ = 100%242 248 314 348 364 331 386 391 410 450 907 1202 1254 1056 614 341 341 242 2420
ADDITIONAL SPACE RANGE:Use Thursday Union + Ritz Max 1000 Pp C
506 670 Use Thursday Ritz 1000Pp + 300Pp (Pavilion)+ 50 Pp (Chapel)
Minimum Maximum Use Thursday 100% Capacity Hotels
Use Thursday MOB Parking Ratio for traditional MOB 1:400 SF
TABLE 2
TABLE 3
PARKING STUDY | Ritz Charles. Tru. MOB. Hyatt Complex | Carmel | IN
August 7, 2023 | 23.239 Page | 4
C. RECOMMENDATIONS
1. BUILD NEW PARKING GARAGE
a. The recommended number of parking spaces for
a new garage assumes the temporary relocation
of Ritz staff, trucks, and some client event staff
parkers to a pre-arranged off-site parking facility
during peak hours.
b. Parking Demand ranges between 1,041 to 1,253
parking space requirements. Current parking
surface lot capacity is 585 spaces. A new garage
is recommended to accommodate between 505
to 666 parking spaces.
c. If garage is built, recommend location is in
northwest section of parcel with sensitive
façade cover and roof photometric to minimize
vehicle headlights/lighting towards neighboring
community immediately across Illinois Street.
d. If garage is built, recommend (approx.) 16
spaces changed into green space with tall evergreens to help minimize direct light noise of the new (approx.) 15ft lit
sign and some string lights directly affecting the neighboring community across Illinois Street, which seems to be on
24/7.
e. If garage is built, current functional flow of surface lot, access to/from the garage and the immediate adjacent
streets, properly allocated and designed truck spaces, and internal functional flow need redesign.
2. ALLOCATION OF PARKERS & PARKING MANAGEMENT
a. Ritz to coordinate its events to minimize parking demand capacity conflicts.
b. Ritz to coordinate with clients to notify their eventgoers as part of the invitation notices to avoid parking at the hotel
or MOB spaces for peak events.
c. Ritz employees to make arrangements to temporarily park off-site location during peak event hours.
d. Ritz trucks to be temporarily moved in its loading dock area or make-arrangements to temporarily park off-site
location during peak event hours.
e. Ritz to install temporary weather-safe signage during peak events hours by coordinating placement and messaging
with parcel landowners.
3. ROADWAY & ACCESS
a. Additional study to determine viability to add parking on road EAST of Ritz and US37, including possible discussion
with INDOT. This could add additional 50 or so perpendicular or angled on-street parking spaces.
b. Consider new road connection to dead-end road to turn westbound towards Illinois Street, which could help
distribute traffic onto 2 different streets, provide additional access to the hotels, MOB, and the Ritz.
c. Possible pedestrian trail connections from residential neighborhood can continue to new suggested westbound
street (on Illinois St.), which could potentially link east to west Carmel via a trail crossing over US37.
d. Larger master planning may benefit the parcels overall, collectively considering all parking demand or connectivity.
This pertains to all parcels north of this project, potentially south, including the private medical parcel.
PARKING STUDY | Ritz Charles. Tru. MOB. Hyatt Complex | Carmel | IN
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D. IMPLEMENTATION PLAN
Build New Garage & Coordinate with Stakeholder Input
E. COST ESTIMATES & NEW SPACES
Garage Options and Cost Estimates – There may be several options to provide parking garages to accommodate the campus
parking demand. For exercise purposes, the following are options for further review and consideration:
1. 4 to 6-Level Podium Garage 505 to 666 Total Spaces
~100 spaces/floor x $27,000/space x 4-5 flrs $13.6- $17.9M
COMMENT: LVR provides possible placement for the parking garage.
2. Cost of Building 2nd Basement Level
Building a second-level basement in parts Carmel would be below storm outlet inverts, which would need to
continually pump stormwater out, requiring more earth retention, dewatering, more constant pumping resulting in
higher-cost models. If conditions are favorable, the local cost experience to build a basement level parking can
range between $30K to $60K per space, with the latter for the 2nd level basement and addressing water tables.
F. NEXT STEPS
1. Implement Phasing or Immediate Garage – Stakeholder (Ritz) to determine options for temporarily relocating staff
and truck parking off-site during peak demand parking periods.
2. Determine fesibility to parking solutions related to funding and long-term maintenance of proposed parking garage.
3. Implement Parking Design Study, such as design, traffic flow, functional flow, signage placement, lighting mitigation
of garage, incorporating all stakeholder issued and concerns.
4. Conduct immediate mitigation of light and sound noise from parcel that negatively affect neighboring community,
mainly across Illinois Street.
1. Build recommended parking garage, utilizing 100% which is between 505 to 666 parking spaces.
2. Obtain plan from Ritz on the reallocation of staff parking.
3. Coordinate parking plan and design with stakeholders.
PARKING STUDY | Ritz Charles. Tru. MOB. Hyatt Complex | Carmel | IN
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A. INTRODUCTION
B. FINDINGS
Referring to the illustration below, this said parcel area was originally owned by the (C)Ritz Charles Conference Center initial
owners, who later sold to different stakeholders/landowners. These new (separate) landowners developed the (A) medical
office building (MOB), (D) Hyatt Place, with the 3rd development of (B) Tru Hotel, on-hold.
PARKING STUDY | Ritz Charles. Tru. MOB. Hyatt Complex | Carmel | IN
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DESCRIPTION OF LANDUSE ON PARCEL
(Letters associated to map on previous page)
A. MEDICAL OFFICE BUILDING (Built 39,935 SF)
A Medical Office Building, or MOB, is a commercial property that is specifically developed for health care providers. Typically,
MOBs feature patient waiting rooms, exam rooms, and specialized building systems, all designed to ensure an efficient and
effective delivery of care. Depending on their location, MOBs can either be on-campus or off-campus buildings. On-campus
buildings can be found on or near a hospital campus, while off-campus buildings are located further away from hospitals,
typically in suburban and residential areas. In this location, this MOB is in both a nearby hospital campus within a suburban,
residential area. The several key features that make MOBs an attractive option for medical professionals is that the MOBs are
designed with patient care in mind. This means that they typically have ample parking and easy accessibility for patients,
employees, and visitors. Additionally, MOBs often have state-of-the-art amenities like on-site pharmacies and laboratory
services. They typically range in size from 5,000 to 100,000 square feet, and can be owned by hospitals, private investors, or
developers, which can include lease back spaces to hospitals or their medical professionals.
Operations Monday – Friday; Mostly between 8:00 am to 5:00 pm.
B. TRU BY HILTON (Planned 126-Room Hotel)
In 2016, the Hilton Hotels announced their 13th brand, which was Hilton’s re-entry into the midscale hotel segment with a
revolutionary new concept designed to offer business and leisure travelers a simplified and spirited experience while
ultimately being grounded in value, filling a massive void in the current midscale category. Tru by Hilton is designed to appeal
to younger, tech-minded, design-savvy travelers on a budget. The goal was to create a hotel for guests with a millennial
mindset – a youthful energy, zest for life, and a desire for human connection. A typical lobby space with over 2,500 square-
feet is an innovative, open space with unique opportunities for guests to interact with one another or spend time in one of
the four distinct zones for lounging, working, eating, or gaming.
Operations Monday - Sunday (24 hours/7 days a week/365 days a year)
C. RITZ CHARLES (Built 1,350+ Maximum Capacity Event Center)
Established in 1985, the Ritz Charles is Indiana’s premier caterer and provider of unique, innovative, upscale and superior
event services to central Indiana. Ritz Charles is a hospitality company based in Carmel, Indiana with about 200 employees. As
the prime location for events in the region, the Ritz Charles' main campus includes newly renovated Ballrooms, a Chapel a
Garden Pavilion, and a few outdoor event spaces. Ritz Charles is also the exclusive caterer for The Bluffs at Conner Prairie,
Lindley Farmstead at Chatham Hills, Artisan Acres Estate, The Central Library in Downtown Indianapolis, Coxhall Gardens and
Mansion and The Arts Garden. Each venue includes ceremony space and has a variety of layouts available. Ritz Charles
provides innovative, upscale and superior event services to central Indiana. With 30+ years of experience, Ritz Charles is
central Indiana's premier caterer and provider of unique venues for weddings, corporate events, & special events. The Ritz
Charles is the primary venue for some of the largest events in the Indianapolis area, including the Taste of Chamber by One
Zone, State of the City Luncheons, weddings, business award luncheons, and school-related award or celebration dinners.
Parking capacity has been a critical decision-maker when event coordinators are choosing the Ritz Charles over other venues.
Operations Monday - Sunday (Some events is off-site). Hours vary based on event; mostly between 6:00 am to 12:00 am.
D. HYATT PLACE (Built 92-Room Hotel)
Global Hyatt Corporation unveiled Hyatt Place™ in 2007, an innovative hotel concept with a strong appeal to a newly
identified target audience who has successfully adapted to the travelers’ “24/7 lifestyle”, whether working on the go or
traveling with family. Inspired by the changing landscape of contemporary, multitasking business travelers, this group of
travelers shares a mindset and way of life that revolves around seamlessly merging personal and professional activities. Hyatt
Place, designed to meet the needs of a new customer segment, caters to this seismic shift in lifestyle and offers travelers a
balanced mix of comfortable and functional guestroom amenities. With over 400 locations around the world, Hyatt Place
hotels offer spacious rooms, flexible spaces to work or socialize, fitness center access & dining options, and free breakfast at
most hotels.
Operations Monday - Sunday (24 hours/7 days a week/365 days a year)
PARKING STUDY | Ritz Charles. Tru. MOB. Hyatt Complex | Carmel | IN
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PARKING DEMAND STUDY
A. DATA COLLECTION
LVR conducted on-site and arial analysis of the said parcel and
conducted detail stakeholder interviews and meetings, collecting
detailed information about each land use and their operational
needs and issues. LVR reviewed results of the progress with each
stakeholder to best confirm findings and provide necessary
adjustments when they are required. The stakeholders included
representatives from the following groups or stakeholders:
1. Ritz Charles Conference Center – New and Original owner
of land and property
2. Tru Hotel – Dora Hospitality, LLC
3. Medical Office Building - Cornerstone
4. Hyatt Place Hotel – Sohum Hotel and Management, LLC
5. Spring Lake Estate HOA – Neighborhood across Illinois St.
6. One Zone Chamber of Commerce – Highest Events
B. PARKING DEMAND
Peak demand is considering the parking needs during a peak period of time at the same duration of time. In this case, the
peak duration of time land between 5:00 p.m. to 7:00 p.m., mostly on a Thursday, which is currently affected by the Taste
of Carmel event at the Ritz Charles Conference Center. Considering this duration,
• The highest peak demands for the complex derive mostly from the Ritz Charles Conference Center events,
which accommodates a maximum people capacity of approximately 1, 350+ people in the existing facility. This
includes 1,000 people for conference rooms, 300 in pavilions and outdoor space, and not less than 50 in glass
facility. The peak parking demand is between 832 – 992 parking spaces.
• The Medical Office Building’s peak demands is during 10am-1pm with 92 spaces required using existing land
use, which includes a tenant that is non-typical and requires less customers per square feet and up 126 spaces if
it changes and requires a standard car parking space to square foot ratio of 3.5 CPS:1000 SF. The demand during
the peak hours between 5:00 p.m. to 7:00 pm. starts at 70 and drops to 12 spaces, during this end of day work
period.
• The Tru Hotel’s peak demand is between 4:00 p.m. to 6:00 p.m. with check in. The parking required during the
period of 5:00 p.m. to 7:00 p.m. is 126 parking spaces.
• The Hyatt Place Hotel’s peak demand is between 4:00 p.m. to 6:00 p.m. with check in. The parking required
during the period of 5:00 p.m. to 7:00 p.m. is 92 parking spaces.
PARKING STUDY | Ritz Charles. Tru. MOB. Hyatt Complex | Carmel | IN
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Parking Demand Summary
The study shows that the least number of parking spaces, considers 72% hotel occupancy and only the occupancy for one
event at the Ritz Charles, which is for the Taste of Chamber that accommodates 800 people maximum.
Peak A – 456 is the minimum additional parking spaces required using existing operations. Likely Ritz business will grow.
Peak B- 506 is the additional parking spaces but increases if the hotel occupancy is at 100%.
Peak C- 668 is the additional parking spaces that considers hotel occupancy at 100% and Ritz Charles at full capacity.
C. RECOMMENDATIONS
LVR International recommends building a parking garage on-site to accommodate 505 to 666 parking spaces and that a
parking garage study be conducted to carefully coordinate the best placement, height, design options, and sensitivities that
affect the landowners, the parking customers, and the neighboring community.
TABLE 4
PARKING STUDY | Ritz Charles. Tru. MOB. Hyatt Complex | Carmel | IN
August 7, 2023 | 23.239 Page | 10
D. SUPPORTING DATA FOR RECOMMENDATIONS
The following are the proposed parking solutions to address the parking demand that affect the hotel demands.