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HomeMy WebLinkAboutPUD 2017-0008; SMAC LOT 75; SMAC Parking Accumulation Study; 2017-11-28 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 1 ATTN: Tim Schulze—Pacific Cornerstone Architects E-Mail: ▼ TimS@Paccornerstone.com FROM: Andrew P. Schlaefli, PE TOTAL PAGES (Including Cover): 3 + Attachments DATE: November 28, 2017 TIME: 5:16:35 PM JOB NUMBER: 004417 SUBJECT: SMAC Parking Accumulation Study Confidential Communications This transmittal is intended for the recipient named above. Unless otherwise expressly indicated, this entire communication is confidential and privileged information. If you are not the intended recipient, do not disclose, copy, distribute or use this information. If you received this transmission in error, please notify us immediately by telephone, at our expense and destroy the information. Introduction As requested, we have completed our parking accumulation study for the SMAC facilities located at 1695 Faraday Avenue and 5807 Van Allen Way in Carlsbad, CA. An existing site plan can be found in Attachment 1. The facility located at 1695 Faraday Way consists of 10,000 SF of warehouse space and 52,997 SF of manufacturing space, totaling 62,997 SF. The facility located at 5807 Van Allen Way consists of 6,900 SF of office space, 5,000 SF of warehouse space, and 35,596 SF of manufacturing space, totaling 47,496 SF. Combined, the current SMAC facility consists of 6,900 SF of office space, 15,000 SF of warehouse space, and 88,593 SF of manufacturing space, totaling 110,493 SF. A building is proposed to be constructed on the vacant lot adjacent to both properties. The vacant lot is located just east of 1695 Faraday Avenue and just north of 5807 Van Allen Way. The building proposed to be built on said lot would consist of 5,000 SF of warehouse and 49,414 SF of manufacturing, totaling 54,414 SF. In total, the SMAC facilities will include 6,900 SF of office space, 20,000 SF of warehouse space, and 138,007 of manufacturing space, totaling 164,907 SF. The proposed expansion of the SMAC facility is planned to alleviate overcrowding within the existing buildings. No additional employees are anticipated to be hired as a result of this expansion; therefore, the current parking situation should be reflective of what is anticipated with the addition of the proposed facility. This parking study was completed to determine if there is an issue with the existing parking. It should be noted that the current use of the facility as mixed office/warehouse/manufacturing offers unique characteristics not necessarily reflective of the single use standalone rates. In-fact, the combination of office with onsite warehouse and manufacturing space could have a significant effect on the parking ratio depending on the relationship of the uses. Ultimately, the resulting parking ratio would be lower than an all-office building, but higher than a manufacturing stand-alone use. Based on a study of existing parking characteristics, the SMAC facilities located E-MEMO Tim Schulze © Urban Systems Associates, Inc. Pacific Cornerstone Architects November 28, 2017 004417_SMAC Parking Accumulation Study_112817 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 2 at 1695 Faraday Avenue and 5807 Van Allen Way fall into this category. Therefore, a modification of parking standards may be appropriate. Per Section 21.44.040 B of the City of Carlsbad Municipal Code, “The city planner may modify the required parking standards where it can be demonstrated that adequate parking will be provided and the modification will not adversely affect the neighborhood or the site design and circulation”. Additionally, the Code section requires, “The modification shall be based on the results of a parking study prepared by a registered traffic engineer or other qualified parking consultant, or other evidence satisfactory to the city planner”. The following study has been prepared to satisfy this requirement with respect to the SMAC facility. Methodology When evaluating the parking demands of any unique use, actual demand observations and counts are the preferred method of gathering data. The first step is to either count the existing site or to locate a site with similar characteristics and which can be counted separate from other adjoining uses. The parking demand at the site is then evaluated for three mid-week weekdays during business hours to capture peak parking demand. All data is totaled by hour with the maximum demand for each hour shown. An average parking demand and 85th percentile parking demand are calculated representing the “typical” parking demand for a site. Parking Inventory To conduct this analysis, an inventory of existing parking was completed. Presently, there are 213 stalls on site. In addition, on street parking that can accommodate roughly 42 vehicles is permitted along Van Allen Way. The maximum amount of vehicles observed parked along Van Allen Way over the curse of the three day period was 9 vehicles. Of these vehicles, none of the occupants were seen entering or existing the SMAC facilities. Study Results Based on the methodology presented above, the existing SMAC facility was evaluated for existing parking demand. The site was evaluated over three days with normal conditions and no adverse weather. Counts were completed from 6:00am to 7:00pm on 11/1-11/3/2017 (Wednesday/Thursday/ Friday). The results of these counts are presented in Attachment 2. This study shows very clearly that the maximum use of existing parking for all of the three (3) days studied was 56%. Urban Systems Associates, Inc. (USAI) concluded that the maximum lot usage occurred on Friday at 11:00 AM when 119 of the 213 spaces available were used. The daily pattern of parking use was very consistent, with activity at a constant 51-56% from 8:00 AM to 2:00 PM, then declining thereafter. As shown in the tables, there was one day time peak, which occurred from 2:00 PM to 3:00 PM. Location of lot usage during the peak hour for each day can been seen in Attachment 4. Parking demand dropped significantly after 3:00 PM and by 4:00 PM, only 20-22% of the spaces were still occupied. By 7:00 PM, only 10-12% of spaces were occupied. Additional calculations were also conducted, as seen in Attachment 3. One independent variable was assigned. The variable used was 1,000 square feet of building space. The average parking demand was 0.777 spaces per 1,000 square feet of building area. The 85th percentile usage was 1.041 spaces per 1,000 square feet of building area. This parking ratio is less than the City Code requirements. Therefore, a reduction in parking for the expansion of this site would be appropriate, as discussed below. Tim Schulze © Urban Systems Associates, Inc. Pacific Cornerstone Architects November 28, 2017 004417_SMAC Parking Accumulation Study_112817 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 3 Considering the information provided above, USAI has determined that currently, there is no issue with existing parking. Seeing as the proposed SMAC facility is planned to alleviate overcrowding within the existing buildings and no additional employees are anticipated to be hired as a result of the proposed expansion, the current parking situation should be reflective of what is anticipated with the addition of the proposed facility. With the current demand, there is an ample surplus of parking and no additional parking should be required. Therefore, the current parking on-site is a sufficient amount of parking for the existing SMAC facilities and the proposed expansion. However, it is advised that any change in tenant or significant change in operations should require City review. Tim Schulze © Urban Systems Associates, Inc. Pacific Cornerstone Architects November 28, 2017 004417_SMAC Parking Accumulation Study_112817 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 4 Attachment 1 Existing Site Plan Tim Schulze © Urban Systems Associates, Inc. Pacific Cornerstone Architects November 28, 2017 004417_SMAC Parking Accumulation Study_112817 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 5 TOTAL 213 INVENTORY 6:00 AM 103 48% 7:00 AM 96 45% 8:00 AM 112 53% 9:00 AM 112 53% 10:00 AM 111 52% 11:00 AM 113 53% 12:00 PM 108 51% 1:00 PM 110 52% 2:00 PM 111 52% 3:00 PM 81 38% 4:00 PM 43 20% 5:00 PM 31 15% 6:00 PM 25 12% 7:00 PM 25 12% Wednesday (11/1/2017) TOTAL/HOUR % OCCUPIEDTIME 6:00 AM 100 47% 7:00 AM 103 48% 8:00 AM 114 54% 9:00 AM 113 53% 10:00 AM 113 53% 11:00 AM 115 54% 12:00 PM 112 53% 1:00 PM 114 54% 2:00 PM 115 54% 3:00 PM 89 42% 4:00 PM 47 22% 5:00 PM 31 15% 6:00 PM 26 12% 7:00 PM 26 12% Thursday (11/2/2017) TOTAL/HOUR % OCCUPIEDTIME 6:00 AM 88 41% 7:00 AM 105 49% 8:00 AM 117 55% 9:00 AM 116 54% 10:00 AM 112 53% 11:00 AM 119 56% 12:00 PM 115 54% 1:00 PM 115 54% 2:00 PM 117 55% 3:00 PM 84 39% 4:00 PM 43 20% 5:00 PM 27 13% 6:00 PM 26 12% 7:00 PM 22 10% Friday (11/3/2017) TOTAL/HOUR % OCCUPIEDTIME Attachment 2 Parking Study Results Summary Tim Schulze © Urban Systems Associates, Inc. Pacific Cornerstone Architects November 28, 2017 004417_SMAC Parking Accumulation Study_112817 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 6 Date Time Demand Parking Demand Ratio (space per 1,000 square feet)Percentile % Occupied 11/1/2017 7:00 PM 22 0.199 0%10% 11/3/2017 6:00 PM 25 0.226 2%12% 11/3/2017 7:00 PM 25 0.226 2%12% 11/1/2017 6:00 PM 26 0.235 7%12% 11/2/2017 6:00 PM 26 0.235 7%12% 11/2/2017 7:00 PM 26 0.235 7%12% 11/1/2017 5:00 PM 27 0.244 15%13% 11/2/2017 5:00 PM 31 0.281 17%15% 11/3/2017 5:00 PM 31 0.281 17%15% 11/1/2017 4:00 PM 43 0.389 22%20% 11/3/2017 4:00 PM 43 0.389 22%20% 11/2/2017 4:00 PM 47 0.425 27%22% 11/3/2017 3:00 PM 81 0.733 29%38% 11/1/2017 3:00 PM 84 0.760 32%39% 11/1/2017 6:00 AM 88 0.796 34%41% 11/2/2017 3:00 PM 89 0.805 37%42% 11/3/2017 7:00 AM 96 0.869 39%45% 11/2/2017 6:00 AM 100 0.905 41%47% 11/2/2017 7:00 AM 103 0.932 44%48% 11/3/2017 6:00 AM 103 0.932 44%48% 11/1/2017 7:00 AM 105 0.950 49%49% 11/3/2017 12:00 PM 108 0.977 51%51% 11/3/2017 1:00 PM 110 0.996 54%52% 11/3/2017 10:00 AM 111 1.005 56%52% 11/3/2017 2:00 PM 111 1.005 56%52% 11/1/2017 10:00 AM 112 1.014 61%53% 11/2/2017 12:00 PM 112 1.014 61%53% 11/3/2017 8:00 AM 112 1.014 61%53% 11/3/2017 9:00 AM 112 1.014 61%53% 11/2/2017 9:00 AM 113 1.023 71%53% 11/2/2017 10:00 AM 113 1.023 71%53% 11/3/2017 11:00 AM 113 1.023 71%53% 11/2/2017 8:00 AM 114 1.032 78%54% 11/2/2017 1:00 PM 114 1.032 78%54% 11/1/2017 12:00 PM 115 1.041 83%54% 11/1/2017 1:00 PM 115 1.041 83%54% 11/2/2017 11:00 AM 115 1.041 83%54% 11/2/2017 2:00 PM 115 1.041 83%54% 11/1/2017 9:00 AM 116 1.050 93%54% 11/1/2017 8:00 AM 117 1.059 95%55% 11/1/2017 2:00 PM 117 1.059 95%55% 11/1/2017 11:00 AM 119 1.077 100%56% Average 0.777 40% Attachment 3 Parking Demand Ratio and Averages Summary Tim Schulze © Urban Systems Associates, Inc. Pacific Cornerstone Architects November 28, 2017 004417_SMAC Parking Accumulation Study_112817 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 7 Attachment 4 Peak Hour Parking Location Exhibit (Wednesday) Tim Schulze © Urban Systems Associates, Inc. Pacific Cornerstone Architects November 28, 2017 004417_SMAC Parking Accumulation Study_112817 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 8 Attachment 4 (continued…) Peak Hour Parking Location Exhibit (Thursday) Tim Schulze © Urban Systems Associates, Inc. Pacific Cornerstone Architects November 28, 2017 004417_SMAC Parking Accumulation Study_112817 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 9 Attachment 4 (continued…) Peak Hour Parking Location Exhibit (Friday)