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CD 2019-0024; CARLSBAD OAKS NORTH LOT 24; MILLIPORE SIGMA PARKING STUDY; 2018-09-17
URBAN SYSTEMS ASSOCIATES, INC. PLANNING & TRAFFIC ENGINEERING, MARKETING & PROJECT SUPPORT CONSULTANTS TO INDUSTRY AND GOVERNMENT ATTN: RECORD COPY Oliver Castilleja Millipore Sigma FROM: Justin P. Schlaefli, PE TE PTOE MEMO E-Mail: 'Y oliver.castilleja@emdmillipore.com TOTAL PAGES (Including 3 + Cover): Attachments DATE: Septermber 17, 2018 TIME: 11:02:16 AM JOB NUMBER: SUBJECT: Millipore Sigma Parking 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. As requested, USAI has completed a parking demand study for the Millipore Sigma site at 2827 Whiptail Loop in Carlsbad, CA. This parking study was completed to establish appropriate parking rates for the future scientific research, manufacturing and warehouse uses proposed on the site. The Millipore Sigma project would combine uses into one operation leading to characteristics different from stand-alone uses. Due to the unique nature of this type of use and the presence of an existing facility in Carlsbad available to count at 6211 El Camino Real, the purpose of this study is to examine the parking characteristics of the Millipore Sigma operations in order to establish an appropriate parking ratio for the future facility. This study is based on site visits to the existing facility on El Camino Real in Carlsbad as well as surveys of employees as further discussed below. It should be noted that the City of Carlsbad Municipal Code does not reflect the specific combined scientific research and manufacturing type of use but generally contains requirements for an office use or a manufacturing use. However, it has long been recognized that research and development uses generally generate fewer vehicle trips and have a lower parking demand than standard office uses. For example, the City of San Diego Municipal Code recognizes this fact and has a required parking ratio for research and development uses outside of a transit area of 1 space per 400 square feet (SDMC Table 142.050). In addition, the City of San Diego allows a parking ratio of 1 space per 1,000 SF for capital intensive manufacturing for "Light Manufacturing" and "Heavy Manufacturing" uses per Table 142-050-Parking Ratios for Specified Non-Residential Uses. In particular, Footnote 6 states: "Facilities with a majority of floor area dedicated to large equipment, tanks, vessels, and automated machinery, or any similar combination of equipment may provide parking using a minimum ratio of parking space per 1,000 square feet of floor area instead of the parking ratio shown in Table 142-0SG". The reason for this generally lower parking demand is that more internal space is typically utilized for storage, lab and other spaces which lowers the population of employees on-site. This example illustrates the uniqueness of this type of combination of uses as well as the generally low parking generation. In order to satisfy City of Carlsbad requirements, the existini Millipore Sigma site at 6211 El Camino Real was examined as a proper study site for the future facility at 2827 Whiptail Loop due to the anticipated similarity in operations and the identical user (i.e. Millipore Sigma occupying both facilities). Based on this evaluation it is anticipated that using standard City of Carlsbad parking ratios for office at a rate of 1 space per 250 square feet, 1 8451 Miralani Dr., Suite A• San Diego, CA 92126 • (858) 560-491 l L '· Oliver Castilleja Millipore Sigma © Urban Systems Associates, Inc. September 17, 2018 manufacturing use of 1 space per 400 square feet of gross floor area (plus 1 space for each vehicle used in conjunction with the use) or warehouse use of I space per 1,000 square feet of gross floor area would lead to excessively high parking supply calculations. Based on these unique site characteristics, 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 Millipore Sigma site. Methodology: When evaluating the parking demands of any unique use, actual demand observations and surveys are the preferred method of gathering data. The first step is either to count the existing site or to locate a site with similar characteristics and which can be counted separate from other adjoining uses. Unfortunately, the site at 6211 El Camino Real shares a parking lot with other users including Vitec Electronics Corporation. Although observations of the parking lot were conducted to validate survey data, the primary data collection was via employee surveys. The survey form is shown in Attachment 1. The survey response included five questions with responses from OV(?r half of the employees at the El Camino Real site. Therefore, the surveys returned a statistically significant sample. This survey was used to estimate the parking demand for the future Millipore Sigma site which will have nearly identical operations. Millipore Sigma Parking Demand: Based on the methodology presented above, the existing Millipore Sigma site at 6211 El Camino Real was evaluated for existing parking demand. The site was evaluated over one week with no1mal conditions. Over half of the employee population (67 of 145 employees) responded to the parking survey. The survey was conducted the week of 9/15/18. Response sheets are included in Attachment 2. Almost all employees had overlapping daytime hours with at least one response indicating occasional weekend work. Normal hours of operation were generally from 8:00am to 5:00pm. Major findings include the following: • 94% of employees drove alone • 4.5% of employees carpooled • 1.5% of employees walked to work • 97% of employees responded that no difficulty finding parking at the existing facility • 48% of employees reported that they would explore the use of alternative transportation (i.e. transit) if available • 41.5% of employees reported that they did not leave the site during the day for any purpose including lunch. • 58.5% of employees reported leaving office for a single purpose generally around noon (i.e. lunch). Field observations at the site generally corroborated these findings with relatively lower parking demand at lunch time and generally available parking at all times at the El Camino Real facility. Based on these observations and the survey data, it is estimated that the peak parking demand is .9625 spaces per employee based on the survey. 2 8451 Mira/ant Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Oliver Castilleja Millipore Sigma © Urban Systems Associates, Inc. September 17, 2018 This is calculated by taking the number of drive alone respondents and adding half of the number of carpool respondents (assuming they each rode to work with another employee) and dividing by the total number of employees. An additional 0.1375 spaces per employee is recommended for guest parking and to ensure excess parking at all times of day. Therefore, the recommended parking ratio of 1.1 spaces per employee is recommended for use at 2827 Whiptail Loop in Carlsbad. Based on the response from employees that there is a large appetite for use of alternative transportation, it is recommended that any new site consider all modes of transportation including connections to transit. This would serve to further limit parking demand and may significantly lower demand. Trip Generation Rate: The parking survey information discussed above is likewise useful in determining trip generation characteristics of the project site. The parking ratio can be adjusted to estimate total trip generation by assuming that each employee driving to work would cause three trips. This is calculated by assuming each employee causes one trip each when entering and exiting the project site. Additionally, almost 50% of employees responded that they leave the site for lunch or errands during the day. This would add one more trip in and out for only 50% of the employees (two trips divided by half equals one trip per employee). The total trip generation rate would therefore be three trips per employee plus minor additional trip generation for visitors. (lie. GDIVISIONAPPROVAL 0ate: lc/z/18 . DON NEU, City Planner ~ ~ Date: '/b,..cJ/,r RECOMMENDED BY: e.nYiS ~~ Print Name 3 8451 Miralani Dr., Suite A • San Diego, CA 92126 • (858) 560-4911 Oliver Castilleja Millipore Sigma © Urban Systems Associates, Inc. September 17, 2018 Attachment 1 Survey Form ! , 4 8451 Miralani Dr., Suite A •San Diego, CA 92126 • (858) 560-49/ I Millipore Sigma Parking Questionnaire: What time do you arrive at work? Please fill in the blank with the approximate time of your arrival at work. What mode of transportation do you ordinarily take to work? Please mark your answer: D Drive alone D carpool D Bicycle D transit □Walk How long do you ordinarily spend at work (hours)? Please fill in the blank with the approximate time you stay at work in hours Do you ordinarily leave the office during the day (i.e. lunch or meetings)? If so, please describe time and duration. Please fill in the blank. If you drive to work, is it difficult to find a parking spot? Please mark your answer: Dyes D no If alternative modes of transportation (i.e. transit) were available to the site, would you use them? Please mark your answer Dyes D no Oliver Cast;J/eja Millipore Sigma Attachment 2 Survey Responses 5 8451 Miralani Dr., Suite A• San Diego, CA 92126 • (858) 560-4911 © Urban Systems Associates, Inc. September 17, 2018 Parking Analysis Survey Survey Monkey Q1 What is your assigned work shift? Day time (8 am to 4 pm), evening (4 pm to midnight), or night (midnight to 8 am). If another time applies, what time do you normally arrive at work? What time would you normally leave? Answered: 67 Skipped: 0 1/5 Parking Analysis Survey SmveyMonkey Q2 What mode of transportation do you ordinarily take to work? ANSWER CHOICES Drive alone Carpool Bicycle Walk TOTAL Answered: 67 Skipped: 0 Drive alone I ea,pool ~ Bicycle Walk 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 2/5 RESPONSES 94.03% 4.48% 0.00% 1.49% 63 3 0 1 67 Parking Analysis Survey Survey Monkey Q3 Do you ordinarily leave the office during the day (i.e. lunch, meetings, exercise)? If so, please describe time and duration. An swered: 65 Skipped: 2 3/5 Parking Analysis Survey Survey Monkey Q4 If you drive to work, is it difficult to find a parking spot? ANSWER CHOICES Yes No TOTAL No Answered: 67 Skipped; 0 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 4/5 RESPONSES 2.99% 97.01% 2 65 67 Parking Analysis Survey SmveyMonkey Q5 If alternative modes of transportation (i.e. transit) were available to the site, would you use them? ANSWER CHOICES Yes No TOTAL Yes No Answered: 67 Skipped: 0 0% 10% 20% 30% 40% 50% 60% 70% 80% 90% 100% 5/5 RESPONSES 47.76% 52.24% 32 35 67 Parking Analysis Survey SmveyMonkey 01 What is your assigned work shift? Day time (8 am to 4 pm), evening (4 pm to midnight), or night (midnight to 8 am). If another time applies, what time do you normally arrive at work? What time would you normally leave? # 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 RESPONSES 6amto6pm Daytime Daytlme8-5 daytime 8 am -4:30 pm Answered: 67 Skipped: 0 Mon -Thur 12pm to 7pm Friday Day time Other: Can we get electric charging stations? 7:30 AM to 6:00 PM Daytime. Day time. 8PM. 5PM. 8amto5pm 8amto4pm 1200-2000 8amto5 pm Day time (7 am to 5 pm) Day Time Day Time 8am-6pm daytime 7AM-6PM 8am-5pm Daytime (7am • 6pm) 8AM-4PM · daytime Daytime (630a-430p) 8amto5 pm 8amto4pm 9amto5pm 8:00AM -4:30PM 8 amto4 pm. Day time (7am -5 pm) Daytime Day time, 8 am to 5 pm 1 / 2 DATE 9/13/2018 6:21 AM 9/11/2018 9:52 AM 9/11/2018 8:30 AM 9/10/2018 3:26 PM 9/10/2018 2:19 PM 9/10/2018 2:01 PM 9/10/2018 1 :42 PM 9/10/2018 1:20 PM 9/10/2018 1:16 PM 9/10/201812:34 PM 9/10/2018 12:33 PM 9/10/2018 11 :52 AM 9/10/2018 11 :40 AM 9/10/201811:25AM 9/10/201811:24AM 9/10/2018 11 :09 AM 9/10/2018 11:08 AM 9/10/201810:57 AM 9/10/201810:48 AM 9/10/2018 10:41 AM 9/10/201810:39 AM 9/10/2018 10:35 AM 9/10/2018 10:32 AM 9/10/2018 10:32 AM 9/10/2018 10:29 AM 9/10/2018 10:28 AM 9/10/2018 10:26 AM 9/10/2018 10:22 AM 9/10/2018 10:22 AM 9/10/2018 10:16 AM 9/10/2018 10:14 AM 9/10/2018 10:12 AM Parking Analysis Survey 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62- 63 64 65 6~ 67 8amto6pm 8 am to 5 pm 8amto 5pm Daytime 8AMto5PM 9-7 8-5 7:30 to 5:30 Daytime 7-4 Day Time Daytime daytime Day Day shift 6:30 am to 3:00 PM 8-6 Daytime Daytime Our assigned shift is Day time. However, working in manufacturing, there are days where we are there late at night, even past midnight into the following day. 8:30am-5pm Daytime 8-5 7:30am -4:30pm Daytime Day time (8 am to 4 pm). 4:30pm-5:30pm 7 amto4 pm Daytime 0600-1700 Day and some weekends 8amto4pm 7 am to 3:30 pm Assigned work shift: Day time. I normally arrive early around 6am and leave about 4pm Day Time Day Time 2/2 SmveyMonkey 9/10/201810:10 AM 9/10/2018 10:09 AM 9/10/2018 10:09 AM 9/10/2018 10:07 AM 9/10/2018 10:06 AM 9/10/2018 10:06 AM 9/10/2018 10:06 AM 9/10/2018 10:05 AM 9/10/201810:04AM 9/10/2018 10:04 AM 9/10/2018 10:04 AM 9/10/2018 10:04 AM 9/10/2018 10:03 AM 9/10/2018 10:03 AM 9/10/2018 10:03 AM 9/10/2018 10:00 AM 9/10/2018 9:59 AM 9/10/2018 9:56 AM 9/10/2018 9:56 AM 9/10/2018 9:56 AM 9/10/2018 9:55 AM 9/10/2018 9:53 AM 9/10/2018 9:53 AM 9/10/2018 9:53 AM 9/10/2018 9:52 AM 9/10/2018 9:52 AM 9/10/2018 9:52 AM 9/10/2018 9:50 AM 9/10/2018 9:49 AM 9/10/2018 9:49 AM 9/10/2018 9:49 AM 9/10/2018 9:49 AM 9/10/2018 9:48 AM 9/10/2018 9:48 AM 9/10/2018 9:47 AM Parking Analysis Survey Survey Monkey Q3 Do you ordinarily leave the office during the day (i.e. lunch, meetings, exercise)? If so, please describe time and duration. Answered: 65 Skipped: 2 # RESPONSES DATE 1 no 9/13/2018 6:21 AM 2 No 9/11/20189:52AM 3 Don't usually leave. 9/11/2018 8:30 AM 4 yes, lunch for 1 hour 9/10/2018 3:26 PM 5 Lunch 30-60 min. 9/10/2018 2:19 PM 6 yes on Fridays, basketball at lunch time 1200 pm, or sometimes go out for lunch 9/10/2018 2:01 PM 7 no 9/10/2018 1:42 PM 8 I do not leave work during my shift. 9/10/2018 1 :20 PM 9 Yes, lunch. 30minutes. 9/10/20181:16 PM 10 lunch outside and or off campus for one hour 9/10/2018 12:34 PM 11 I do not ordinarily leave the office during the day but occasionally for our for lunch or meetings for 9/10/2018 12:33 PM 1-2hrs 12 noon for 30 to 60 minutes 9/10/2018 11 :40 AM 13 No 9/10/201811:25AM 14 Lunch 30 minutes 9/10/2018 11:24 AM 15 No 9/10/201811:09AM 16 Not typically. 9/10/2018 11:08 AM 17 half hour lunches 9/10/2018 10:57 AM 18 11:40AM-1PM 9/10/201810:48AM 19 sometimes. between 11am-2pm 9/10/2018 10:41 AM 20 Lunch, leave for 1 hour 9/10/2018 10:39 AM 21 N/A 9/10/2018 10:35 AM 22 rarely 9/10/201810:32 AM 23 no 9/10/2018 10:32 AM 24 lunch 1 hour 9/10/2018 10:29 AM 25 Yes-Lunch~ 1 hour 9/10/2018 10:28 AM 26 No 9/10/2018 10:26 AM 27 Lunch, 12PM for 15-30 minutes 9/10/2018 10:22 AM 28 any time between 11 :30 and 1 :30 9/10/2018 10:22 AM 29 No 9/10/2018 10:16 AM 30 no 9/10/2018 10:14 AM 31 lunch, 12-1 or so 9/10/2018 10:12 AM 32 At 11 am for one hour 9/10/2018 10:09 AM 33 Occasionally from 12-1 pm for lunch. 9/10/2018 10:09 AM 1 / 2 Parking Analysis Survey 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 Lunch No. no 1-2 lunch Yes, for lunch {11:30 AM-12:30 PM) walk, 10 minute break 1-2X/week out for lunch. Approx. 1 hour No no Rarely No No, I have left only twice in 3 years. Noon for 1 hr No no Yes, for lunch or errands {30 min -1 hour). Lunch, errands -1hr No. no Lunch, 30 min {10am-10:30am) 1130-1300 lunch No. leave for lunch no 3-4 hours a day for class. varies but is usually between 1000 and 12000 Lunch Sometimes leave for lunch for about 30mins-1 hr sometimes for lunch 30 mins Yes; lunch, 1 hour No Occasionally for lunch, 11-1130 2/2 Survey Monkey 9/10/2018 10:07 AM 9/10/201810:06 AM 9/10/201810:06 AM 9/10/201810:06 AM 9/10/2018 10:05 AM 9/10/2018 10:04 AM 9/10/2018 10:04 AM 9/10/201810:04 AM 9/10/2018 10:04 AM 9/10/201810:03 AM 9/10/2018 10:03 AM 9/10/2018 10:03 AM 9/10/2018 10:00 AM 9/10/2018 9:59 AM 9/10/2018 9:56 AM 9/10/2018 9:56 AM 9/10/2018 9:56 AM 9/10/2018 9:55 AM 9/10/2018 9:53 AM 9/10/2018 9:53 AM 9/10/2018 9:53 AM 9/10/2018 9:52 AM 9/10/2018 9:52 AM 9/10/2018 9:52 AM 9/10/2018 9:50 AM 9/10/2018 9:49 AM 9/10/2018 9:49 AM 9/10/2018 9:49 AM 9/10/2018 9:49 AM 9/10/2018 9:48 AM 9/10/2018 9:48 AM 9/10/2018 9:47 AM \ \ \ L SCALE:NTS < / \ ---✓ ,1 __.. ---\ ---------..- -~:=~-----~~~_:;c:;?IX!--C:§f./;.:.-------. . . ------------- CARLSBAD EXPANSION PROJECT-ISSUED FOR 100% CONCEPT DESIGN-09/17/2018 . , .. PLAN , .. NORTH -------- LEGEND D MANUFACTURING QUALITY CONTROL CJ QUALITY ASSURANCE WORKFORCE TRANSITION □ STORAGE/WAREHOUSE D OFFICE D ENGINEERING D UTILITIES □ COMMON CIRCULATION ~ FUTURE MANUFACTURING (PHASE2J FUTURE ~ PROCESS DEVELOPMENT (PHASE 2J ---LINE OF PLATFORM/ MEZZANINE ABOVE PARKING SUMMARY Per Original Shell Building Permit Drawings (CBC2017-0254): Total Parking Required ........................................................ 301 Total Parking Provided ........................................................ 368 (including Standard, Compact, Accessible, and Clean Air/EV) Per MilliporeSigma Preliminary Design: Parking displaced by new Utility Yard .............................. 12-18 Minimum anticipated parking after improvements ........ 350 Maximum Anticipated MilliporeSigma Headcount: Phase 1 ............................................................................... 145 Phase 2 ............................................................................... 145 Total maximum anticipated headcoi,mt... ............................. 290 Total Pkg. Req'd with 1.1 spaces per employee ... 319 < 350 -FERGUSON PAPE BALDWIN ARC HITECTS f cp C? cp cp ~ cp f cp f LEGEND . STORAGE 4,524 SF ©---© · (INCLUDES PHASE 2) ~ UTILITIES (INCLUDES PHASE 2) 15,173 SF ·I -I 1--~ FUTURE ENGINEERING 3,523 SF OFFICE 0-1------------1--0 ~ I FUTURE OFFICE 18,382 SF LEVEL-2 TOTAL 41,602 SF 0--+-1--·--+----+ --·+----+----0 r-ir--------+------+--+------4-----1------NEW +l-15,000 SF UNOCCUPIED EQUIPME;NT 0- 0- MilliporeSigma -2827 Whiptail Loop 'CREA TE' -LEVEL 2 , .. PLAN SCALE: 1"=40'-0" CARLSBAD EXPANSION PROJECT-ISSUED FOR 100% CONCEPT DESIGN-09/17/2018 ~ ~ NORTH -t---0 PLATFORM (PHASE 1) Note: Equipment Platform per California Building Code Section q05.3 does not contribute to the the Building Area. Air handlers are being located in the building instead of on the roof for cleanliness requirements and ease of maintenance. The equipment platform will be for fixed equipment_ serving the building only and will not be occupied or used for storage. NEW+/-4,500 SF WAREHOUSE STORAGE MEZZNAINE (PHASE 1) ,........ ___ __. _____ EXISTING MEZZNAINE TO BE USED FOR OFFICES -0 ~ ~ Mi,liPOA.e SiG:Ma (PHASE 2) USABLE AREA LEVEL-1 USABLE LEVEL-2 USABLE TOT AL USABLE EQUIP. MEZZ./PLATFORM - 116,281 SF 21,905SF 138,186 SF 15,173 SF FERGUSON PAPE BALDWIN ARCHITECTS