November 9 20Q9

Parkinq Study TEE Center

Executive Summary

In the July 7 2009 Commission Meeting the Administrator received authorization to engage the Architect TVS to complete a parking analysis for the TEE Center This report summarizes the assessment of the existing parking conditions during peak
convention hotel occupancy and presents findings and recommendations

The results of this study vary from the information previously used to estimate the need and subsequent costs of the proposed parking deck The existing parking use data that was previously used was supplied by the hotel staff This study confirmed that there
was a variance in the data provided previously and the results of this study
Parking Assessment

First the current parking inventory was collected and verified The parking on site is provided in a parking deck and finro parking lots In total approximately 712 spaces exist on site This parking is primarily used by the hotel guests and staff however during
parking deck

normal business hours office tenants use both the Staff Lot and the lower level of the

Second to develop a better understanding of the peak hour parking demand we collected hourf parking occupancy counts of all parking spaces in the study area

including the parking spaces in the adjacent vacant lot on a day that was predetermined as a typical busy day for the conference center The day selected was September 18

2009 We starting collecting our counts at 7 am and went to 7 pm so that we 00 00

could capture a vast majority of guests checking in for the following day We also observed parking at late in the night on September 17 to understand the overnight

needs of the hotel on a night when all of the rooms were booked On the day of our data collection the hotel was 100 booked for that evening while the conference room

occupancy was close to 95 At night the conference center had two dinners and a dance occurring The peak hour of parking occupancy occurred at 11 am when 365 00 spaces were occupied This peak hour of parkinq activitv represents approximatelv 49

utilization of all qarkinq sqaces Of this number we estimate that a minimum of 10 of

the parkers were tenants of the adjacent office building or roughfy 30 to 40 spaces It appears that many of the hotel guests attend the conferences and meetings held at the
conference center In addition it appears that Augustino the on restaurant is s site
hotels with similar conference space and restaurant space hotel room

used primarily by hotel guests With this in mind it appears that the peak hour parking

demand of 365 spaces is very consistent with parking dernand that we typicaliy see at

roughfy 1 spaces per 0

Thirci in order to estimate future parking needs we wili devefop a demand ratio based
on conference room space Based on a total of 41 square feet of conference room 000 space utifized on the day of our study we have developed the fo peak hour lowing

parking demand ratio for the complex that we will use for estimating future parking
demand 365 spaces feet The Augusta

000 41 square feet of occupied space

0 1000 9 spaces square

TEE Center expansion will displace approximately 275 parking spaces Therefore without adding any additional parking the available number of parking spaces for the conference center will be approximately 437 spaces 712 on site 275 displaced spaces spaces 437 spaces In order to accommodate future parking conditions we will assume that the hotel is 100 occupied and that there are nighttime events scheduled at the conference center in addition to daily conference events From
conversations with staff the conference center routinely hosts nighttime events such as

weddings ballroom dances receptions and dinners Based on this understanding we have estimated that an additional 300 parking spaces are needed for accommodating
the expansion of the conference center
Recommendations

There are several options including operations and sharing changes that should be
considered for expanding and improving parking for the expansion of the TEE Center

Operations and Sharing We recommend that the on parking be dedicated to hotel site guests and staff only not the adjacent office building Since the parking needs will mosfi fikely peak at night we recommend shared parking strategies for providing the parking supply that the conference center will need Using the private lat off of Reynolds Street and the parking lot associated with the office building for nighttime events makes a
great deal of sense since they are both relativefy close to the hote center conference

These initiatives would certainly be the least expensive fastest and easiest to implement With respect ta parking development options we recommend the following
two options
Option I Sueface Parkinq in Surroundinq Areas

The development of a 300 space surface parking lot adjacent to 9th Street behind the retail The surFace lot could utifize pay stations for generating revenue on a daily and nighttime basis This parking option has several advantages inciuding
inexpensive surface parking construction costs

opportunity to develop revenue for the fand owner

safer link to the hotel as one would not have to cross Reynolds Street for
access

The disadvanfiage to building a parking deck on this site include

possibility of future building development disp the surface parking Isaving acing
inadequate parking for
the TEE Center

Assumes land is donated If not donated then the land acquisition or lease costs
will add to the total project budget

Option 1 Total Project Budget Cost 1 444 094

If shared parking as outlined above could be achieved an alternative to 300 spaces

would be
a

smaller 180 space lot

Since the future peak hour need is roughly 300

spaces this altemative would require the shared use of the other parkinq lots such as the private lot 120 spaces along Reynolds and the office building parking lot 150 or
spaces to accommodate peak hour parking needs
Option 2 Parkinq Deck

would consist of

d Bui a parking garage on the private parking lot along Reynolds Street We recommend a parking structure that provides 400 spaces 120 x 300 for accommodating both the private 100 spaces and the conference center needs 300 spaces The structure The
a

bay simple four level two single threaded helix design

advantages of this site include

building one structure capable of handling all parking needs

relativeiy close to the conference center

once purchased this site is committed to parkinq with no risk of displacement

The disadvantages to building a parking deck on this site include

greater construction and land acquisition costs crossing busy Reynolds Street to access the conference center
Assumes land is donated If not donated then the land acquisition or lease costs
will add to the total project budget
540 489 Option 2 Total Proiect Budqet Cost 9

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Parking Study

Augusta TEE enter

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Table af Contents

Background Introduction

Approach

Findings

Recommendations

1 T r Haa
ENGINEERS

ARCHITECTS

TimHa
Eh7GINEERS

RRCHF7BCTS

Parking Study Augusta TEE Center Augusta Georgia

A

Background Introduction
Timofihy Haahs and Associates TimHaahs has developed a Parking Study to assess the current and future parking needs of fhe Augusta i Center in Augusta Georgia EE
The Augusta TEE Center includes two hotels the Marriott Hotel nn and the Marriott Suites Hotel providing a tota of 372 rooms and approximately 44 square feet of 168

meeting and conference room space Figure 1 below depicts the Augusta TEE Center

and adjacent properties including a muiti office building off of 10 Street and retail story along 9 Street
Figure 1

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The Augusta TEE Center is about to embark on an expansion that will add approximately 40 square feet of new exhibit and conference room space The 000

expansion is outlined in blue in Figure 1 above and essentially brings tne conference center out to Reynolds Street The existing parking that serves the Augusta TEE Gente consists of two parking lots and a parking deck two fevels totaiing 712 parking spaces An adjacent vacant lot provides approximately 30 spaces for hotef stafE

October 2009

aS 1H Ter
ERS ENGINE

ARCHtTECTS

When complete the Augusta TEE Center expansion will displace approximately 275

parking spaces a majority of these in the parking deck plus all of the spaces found in
the vacant lot currently used by hotel staff
B

Approach

The current parking inventory was collected and verified The parking on site is provided in a parking deck and two parking lots In total approximately 712 spaces exist on site This parking is primarily used by the hotel guests and staff however during normal
business hours office tenants use both the Staff Lot and the lower level of the parking
deck

To develop a better understanding of the peak hour parking demand we collected hourly parking occupancy counts of all parking spaces in the study area including the parking spaces in the ad vacant lot on a day that was predetermined as a typical busy day acent
for the conference center The day selected was September 18 2009 We starting

collecting our counts at 7 am and went to 7 pm so that we could capture a vast 00 00 majority of guests checking in for the following day We also observed parking at late in the night on September 17 to understand the overnight needs of the hotel on a night
when all of the rooms were booked On the day of our data collection the hotel was

100 booked for that evening while the conference room occupancy was close to 95 a At night the conference center had two dinners and a dance occurring So based on
typical busy day conditions
Current Conditions

our discussions with hotel staff and the General Manager we felt that we were observing

Overall there are a total of 742 spaces that are used by hotel guests office tenants and
hotel staff Table 1 below provides a breakdown of the parking spaces
Table 1 Time of Day
Parkin

Area

aces

00 8

00 9

00 10

00 11

Noon

0 1

00 2

00 3

00 4

00 5

00 6

00 7

P2 Deck

216

171

166

164

167

163

85

86

83

86

111

156

162

Deck P1

283

65

72

84

82

79

54

60

51

54

67

62

80

Valet

Parking

56

10

11

s Augustino
Staff Lot

Lot

35

26

32

30

32

31

22

24

19

20

18

12

25

122

14

34

47

45

50

50

42

40

44

33

28

38

Vacant Lot

30

27

30

30

3D

30

29

27

32

26

23

27

24

Totats

742

313

345 io 46

363 49

365

360 49

248 33

246

232
31

237

260

294 40

337 45

ed OCCUp

42

0 49

33

32

35

October 20Q9

1iHtS
ENGINEERS

ARCHkTBCTS

Per Table 1 the peak hour of parking occupancy occurred at 11 am when 365 00 spaces were occupied This peak hour of parking activity represents approximately 49 utilization of all parking spaces Of this number we estimate that a minimum of 10 of the parkers were tenants of the ad office building or roughly 30 to 40 spaces acent
It appears that many of the hotel guests attend the conferences and meetings held at the

conference center In addition it appears that Augustina the on restaurant is s site

used primariiy by hotel guests With this in mind it appears that the peak hour parking demand of 365 spaces is very consistent with parking demand that we typicalfy see at hotels with similar conference space and restaurant space roughly 1 spaces per 0
hotel room

Future Conditions In order to estimate future parking needs we will develop a demand ratio based on conference room space Base on a total of 41 square feet of conference room d 000 space utilized on the day of our study we have developed the following peak hour parking demand ratio for the complex that we wilf use for esfimating future parking demand 365 spaces 41 square feet of occupied space 000 0 000 9 spaces square feet

0 1000 9 spaces SF is consistent with recommended conference center parking demand per several sources including Urban Land Institute ULI Shared Parking Second s

Edition and the Institute of Transportation Engineers ITE Parking Generation 3r

Edition

The Augusta TEE Center expansion will displace approxirnately 275 parking spaces A majority of the displaced spaces will come from a reconfguration of the exis parking ing deck The balance of displaced parking spaces will come from the Staff Lot Therefore without adding any additiona parking the available number of arking spaces for the conference center will be approximately 437 spaces 712 on spaces site 275 dispfaced spaces 437 spaces In order to accommodate future parking conditions we wifl assume that the hotel is 100 occupied and that there are nighttime events scheduled at the conference center

in addition to daily conference events From conversations with staff the conference
center routinety hosts nighttime events such as weddings ballroom dances receptions and dinners We understand that these events happen at least once a month if not more Based on this understanding we have estimated that an additional 300 parking spaces are needed for accommodating the expansion of the conference center as outlined in Table 2 found on page 4

October 20Q9

aa Tirn
GiNEERS Ei

iRCHfTf

Tabie 2

ng Park ory Exrsting lnuen

S es Ex Available a after arisron

712
s

Spaces

5paces Lost due 4

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to

Fxparision
a t

275
437

Spaces
S aces

Peak Current HoUr Parkrng Demand h J ti rr y r tea frm ure Es Fu Neecl ti

3

370
3
360
730

Spaces

a o arktn TP 5

afferEx Need ace ansron r

k

Spaces
S aces

lotal Fcitur 1Veeds

730

9vaiCable Park affer s 7 ng xpans F on

Amount of Parkin Needed lalev

437 293

Spaces Spaces
S aces

Parking lmprovement
We be there are several options that decision makers should consider for ieve expanding and improving parking for serving the expansion of the TEE Center For example we would strongfy encourage that the on parking is deciicated to hotel site guests and staff onfy not the adjacent office buiiding Since the parking needs will most likely peak at night we strongly encouraae shared parkinq strateqies for providing the parking supply that the conference center wil need

Using the private lot off of Reynolds Street and the parking fot associated with the office building for nighttime events makes a great deal of sense since they are both relatively ose c to the hotel center These initiatives would certainly be the least conference
expensive fastest and easiest to implement

With respect to parking development options we suggest the following options Option
1a

consists of building 300 well defined surface parking spaces behind the retail on

9 Street Option 1 b in Figure 2 on the following page consists of building 18Q shown
well defined surface spaces in a smaller lot behind the retail on 9 Street The
advantages of building either Option 1a or 1b include

inexpensive surface parking constr costs uction opportunity to develop revenue for the fand owner

safer fink to the hote as one would not have to cross Reynolds Street for
access

The disadvantages of Option 1 a and 1 b include

any future building development wou displace parking d Buifding Option 1 b would require the shared use of other parking assets to rtzeet
peak hour needs

We woufd suggest that pay stations be instalfed for colfecting daily and nighttime revenues As mentioned above if Option 1 b were built additional parking will be needed to meet the peak hour needs of the conference cenfier This additional parking could include the shared use of the private fot 120 spaces along Reynolds and the or office building parking lot 150 spaces

October

2009

4 Ha Tir
Figure 2 Option 1 b Parking Lot Devefopment

GINEERS 7 CTS i P ARCHfT

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Option 2 consists of building a parking garage on the private parking lot along Reynolds
Street As shown in Figure 3 we would suggest a parking structure that provides 400 to 420 spaces 120 x 300 for accommodating both the private 100 spaces and the conference center needs 300 spaces The structure would consist of a simple four level two single threaded helix design The benefits of this site include bay
building one structure capable of handling all parking needs
relatively close to the conference center

once purchased this site is committed to parking with no risk of displacement

The downside to building a parking deck on this site incfude

greater construction and land acquisition costs crossing busy Reynolds Street to access the conference center

Figure 3 Option 2 Parking Garage on Private Lot

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October 2009

a TimH
FRS ENGINE ARG

Recommendations

Currentiy it appears that the peak hour need for the conference center and hotel
is approximately 365 spaces

We have devefoped a parking demand ratio for the conference center of 9 0

1000 spaces SF

In total 742 spaces exist for hote guests and staff 712 on and 30 off site site
In addition to these users at least 30 to 40 parkers from the adjacent affice
Inn

building utilize the lower level of the parking deck and the parking lots located in
front of the Marriott Hotel

The Augusta TEE Center expansion will displace approximatefy 275 spaces in
both the parking deck and the surface lot

After the expansion only 437 spaces will remain for serving the conference
center We estimate that the peak hour parking demand of the conference center after the expansion will be approximately 730 spaces therefore

approximately 300 spaces are needed for meeting future peak hour parking
needs

There are several parking initiatives worth consideration for meeting the future
needs of the conference center At the very least we strongly encourage that

that office building tenants park off site We also strongly encourage the shared use of adjacent parking ots such as the office building fot 150 spaces and the private lot along Reynolds Street 120 spaces as these will be the least expensive and most readily available parking initiatives to carry forward
We recammend considering the following surface parking options Opfion 1 a

construction of a 300 space parking lot behind 9 Street Option 1 b construction of a 180 space parking lot behind 9 Street The surface parking options provide proximity safety low construction costs and land ownership thai make them attractive options If Option 1 b is considered additional parking will
be needed to meet the peak hour needs of the conference center such as

sharing the private parking located along Reynolds Street or behind the office
building adjacent to the Marriott Hotel

Option 2 consists of the construction of a 400 parking deck on the privatE space lot along Reynolds Street A four deck would provide the parking needed level
for both private and conference center use This option would place the conference center parking a single structure and be relatively close to s in
conference center however it would also require one to cross Reynolds Street invofve land acquisition costs and cost more than surface parking
In sum we believe that the combination of sharing existing parking resources and the construction of either a surface lot or a parking structure on the

properties mentioned above will provide sufficient parking supply for

accommodating the peak hour parking needs of the TEE Center expansion

October 2009

AMENDMENT NO 1 TO AGftEEMENT FOR

D R STANDA FORM OF CONTRACT FQR ARCHI SERVICES TECTURAL Augusta Trade Exhibit and Event Center
January 14 2010

WHEREAS an AGREEMENT for professional services was made dated 21st of

October 2008 BETWEEN the Owner Augusta Georgia a political subdivision of t e State
of Georeria actine bv and throush the Richmond Countv Commission and the Design

Consultant Thomson Ventulett Stainback and Associates Inc for Professional Services

known as Architectural Design Services for Augusta Trade Exhibit and Event Center
Aueusta Richmond Countv Geori and a
WHEREAS
the

parties

to

this

AGREEMENT

further

agree

that

said

AGREEMENT should be modified to reflect the mutual desires of the Owner and Design

Consultant to facilitate an increase in the scope of the project adding design services for a
400 Parking Deck as described herein and

WHEREAS the parties to said AGREEMENT desire to amend the following

documents incorporated into the Agreement to wit
TICLE AR 5

BASIC SERVICES

TICLE AR 8

COMPENSATION

TICLE AR 20

ENTIRE AGREEMENT

EXHIBIT A

BASIC SERVICES

EXHIBIT B PROGR OF REQUIREMENTS AM

EXHIBIT C SCHEDULE

RTICLE A 5 BASIC is hereby amended and attached to and ERVICES

AMENDMENT 1

made a part of this AGREEMENT and designated as ARTICLE 5 BASIC

SERVICES

TICLE AR 8 COMPENSATION is hereby amended and attached to and

a

made

part

of

this

AGREElVIENT

and

designated

as

TICLE AR

COMPENSATION

AMENDMENT 1

ARTICLE 20

ENTIRE AGREEMENT is hereby amended and attached to

AMENDMENT 1

and made a part of this AGREEMENT and designated as ARTICLE 20

ENTIRE AGREEMENT

EXHIBIT A BASIC SERVICS is hereby amended and attached to and

AMEIVDMENT 1

made a part of this AGREEMENT and designated as EXHIBIT A BASIC

SERVICES

EXHIBIT B PR OF REQUIREMENTS is hereby amended and OGRAM

AM PROGP OF REQUIREMENTS AMENDMENT 1

attached to and made a part of this AGREEMENT and designated as EXHIBIT B

EXHIBIT C SCHEDULE is hereby amended and attached to and made a

part of this AGREEMENT and designated as EXHIBIT C SCHEDULE

AMENDMENT 1

All other terms and c of the AGREEMENT not specificallv amended onditions

herein shall remain in full force and effect

This amended AGREEMENT together with referenced Exhibits A B and C constitutes the entire agreement between the Owner and Design Consultant and supersedes all prior written or oral understandings This AGREEMENT and said Exhibits may only be amended supplemented mociified or canceled by a duly executed written
instrument This AGREEMENT and said Exhibits shall hereafter be referred to as the
AGREEMENT

A2

In WITNESS WHEREOF the parties hereto have made and executed this
AGREEMENT as of the date noted

OWNER

DESIGN CONSULTANT

Augusta Georgia

political

Thomson Ventulett Stainback and

Associates Inc

Subdivision of the State of Georgia

Acting by and through the

Augusta Aichmond County Commission

sy

Deke a
Date

S Copenhaver

og R
President

eue swchwander

Mayor
1Z

Date

Attest

Atte
Witness

Clerk

A3

ARTICLES 1 NO CHANGES 4
ARTICLE 5 BASIC SERVICES
1 5

The Architect shall provide the basic services as described in Exhibit A amended
herein to include the TEE Center and 400 Space Parking Deck
ARTICLES 6 AND 7 NO CHANGE5
ARTICLE 8 COMPENSATION

Add to the end of paragraph 8 1

The Architect shall receive the following compensation in addition to the TEE Center compensation for the Parking Deck Basic Services 471 Four 425

Hundred Seventy One Thousand Four Hundred and Twenty Five Dollars and No Cents plus reimbursable expenses not to exceed 45 Forty Five Thousand 000
Dollars and No Cents
ARTICLES 9 19 NO CHANGES
ARTICLE 20

Add 20 This agreement is amended by Amendment 1 2

A4

EXHIBIT A
BASIC SERVICES

AMENDMENT 1

Add to paragraph 1

The services are herein amended to include a new 400 space parking deck located across from the TEE Center All basic services as outlined herein shall be provided for the new
parking deck except for LEED certification services

AS

EXHIBIT B
PROGRAM OF

REQUIREMENTS

AMENDMENT 1

Add to the end of paragraph 1 The program for the new parking deck shall be as follows
A Project Understanding

1 Project Parking Deck and Surface Parking Lot based on the Final Parking Study
prepared by Timothy Haahs Associates Inc

2 Project Location The project is located on the corner of Reynolds Street and James Brown Boulevard in downtown Augusta across the street from the new Augusta TEE

Center conference facility The site includes an existing service station currently a hot dog stand on the corner of Reynolds and James Brown that will need to be addressed with Historic Augusta The design must also be sensitive to an adjacent television
satellite dish farm and another historic property adjacent to the northwest corner

3 Project Description The project is a new ground up parking garage of approximately 400 parking spaces Although it will be managed independently the new deck will
support the viaitors of the TEE Center The architecturally skinned deck will be open and front onto at least two urban street edges Should expansion be considered it is assumed that it would not be vertical but horizontal If the final design of the deck includea a parking area currently used by the adjacent television station satellite trucks accommodations will need to be made within the deck for the taller vehicles 4 Project Program We understand that the project will include 400 parking spaces

5 Project Budget We understand the approximate Construction Contract Award Price CCAP to be 7 Seven million one hundred twenty thousand dollars 00 000 125 five 6 Project Delivery Method The project will be constructed by a Construction Managex At
Risk independent of the Augusta TEE Center construction project
B Project Team

1 Basic Professional Design Services

i

Design Architect tvsdesign will assume design responsibilities through the

Schematic Design Phase and will maintain aesthetic oversight of subsequent phases The Associate Architect will be the Axchitect of Record and will assume design development phase through construction administration phase
responsibilities

ii Associate Architect and Architect of Record Studio 3 Design Group

iu Structural Mechanical Electrical Plumbing Fire Protection Engineering

Johnson Laschober

Associates P C

2 The following special consultants design services are included in this proposal
i ii

Civil Engineering Cranston Engineering Group P C

Parking Timothy Graphics
Jones

Haas

Associates Inc

iii Security Leppard Johnson

iv

Worley

C Compensation

1 Compensation Provide the total lump sum filced fee per the following phase schedule
for design and construction administration services
Phase

Amount
Schematic Narrative

Design

Design

00 714 70 00 5 2 94 00 999 164 00 571 23

00 142 113

Design Development Phase

Construction Document Phase

Permitting

and

Negotiation Bidding

Construction Administration
Final Total

Completion
ced Design Service Lump Sum Fi Fee

00 714 4 00 425 471 00 000 45

00 425 516

Expenses allowance
Total Labor and

Expenses

3 Fee Breakdown by Consultant

Firm Name of Fee
97 16

Amount

Design

Architect

00 000 80

Architect of Record Studio

Local 3

20 26

00 500 123

MEP Structure Johnson Laschober Assoc Local

Civil

30 40 15 7

00 000 190
00 725 33 00 700 19 00 500 18 00 000 6

Engineering Cranston Engineering Local

Parking Timothy Haas Associates Inc

18 4 92 3 127

Graphics

Jones

Worley
Johnson

Security Leppard

Total

of Local

Participation Participation

65 73
35 26 00 100

00 225 347

Total

of non Local

00 200 124

Total Labor Fees

00 425 471

EXHIBIT C

SCHEDULE

AMENDMENT 1

Add the following paragraph after the table

The schedule for the new parking deck shall provide for a substantial completion date no
later than December 31 2010