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HomeMy WebLinkAboutAMEND 2023-0001; SMAC; PARKING ACCUMULATION STUDY; 2023-03-03I URBAN SYSTEMS ASSOCIATES, INC. PLANNING & TRAFFIC ENGINEERING, MARKETING & PROJECT SUPPORT MEMO ATTN: FROM: 6DATE: SUBJECT: CONSULTANTS TO INDUSTRY AND GOVERNMENT Eric N, Munoz -Howes Weiler Landy Justin P. Schlaefli, PE TE E-Mail: c,-~i T emunoz@hwP pe.com TOTAL PAGES (Including Cover): 6 March 3, 2023 TIME: 1:53:40 PM JOB NUMBER: 004417 1695 Faraday/5801&5807 Van Allen Way Parking Accumulation Stud Confidential Commun ications 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, 5801 and 5807 Van Allen Way in Carlsbad, CA. An existing site plan can be found in Attachment 1. The facility parking and occupancy information is shown below: Site Office Manufacturing Warehouse Parking Parking (1:250 SF) (1:400 SF) (1:1000 SF) Required Provided 5801 Van Allen 49,414 SF/400 = 5,000 SF/+000 = 129 spaces 49 spaces 124 spaces 5 spaces 5807 Van Allen 6,900 SF/250 = 35,596 SF/400 = 5,000 SF/1000 = 122 spaces 100 spaces 28 89 spaces . 5 spaces Total (-102) Site Office Manufacturing Warehouse Parking Parking (1:250 SF) (1:400 SF) (1:lOOOSF) Required Provided 1695 Faraday 1,000 SF/250 = 23,000 SF/400 38,997 SF/1000 101 spaces ~ to3 Ave 4 spaces = 58 spaces = 39 spaces Total -4't' +2. Please note that the use of 1695 Faraday Avenue has been discontinued and will no longer be shared with 5801 and 5807 Van Allen Way. Although both properties were counted to ensure there was no parking on the adjacent lot, the only active use at the time of the count was at 5801 and 5807 Van Allen Way. This study was conducted in order to determine whether there is sufficient parking at 5801 and 5807 Van Allen Way to support the active user which will continue in the future. 1 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 © Urban Systems Associates, Inc. March 3, 2023 This parking study was completed to determine if there is sufficient 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 of standalone rates. In fact, the combination of office with onsite warehouse and manufacturing 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 at 5801 and 5807 Van Allen Way fall into this category. In addition, SMAC reports a total employee force of 102; has a single shift work day; and employs the use of automation in the manufacturing process. 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 six 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 149 stalls on site supporting 5801 and 5807 Van Allen Way. Additional parking is available at 1695 Faraday. However, only one vehicle was observed parking for three hours on one day during the study. As a result, 1695 Faraday is excluded from the inventory and from future study. Study Results Based on the methodology presented above, the existing SMAC facility was evaluated for existing parking demand. The site was evaluated over six days with normal conditions and no adverse weather. Counts were completed from 8:00 AM to 6:00 PM on 12/14/2022 to 12/16/2022 (Wednesday, Thursday, Friday, on Wednesday 2/15/2023, Thursday 2/16/2023, and Wednesday 2/22/2023. The results of these counts are presented in Attachment 2. This study shows that the maximum use of existing parking for all six (6) days studied was 53%. Urban Systems Associates, Inc. (USAI) concluded that the maximum lot usage occurred on 2/16/2023 at 11 AM when 79 of the 149 spaces available were used. The daily pattern of parking use was very consistent, with activity at a constant 48% to 53% from 8 AM to 2 PM, then declining thereafter. Parking demand dropped significantly after 3 PM and by 4 PM, only 3-7% of the spaces were still occupied. By 6 PM, only 1 % of spaces were occupied. 2 8451 Miralani Drive, Suite A• San Diego, CA 92126 • (858) 560-4911 © Urban Systems Associates, Inc. March 3, 2023 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 0.430 spaces per 1,000 square feet of building area. The 85th percentile usage was 0.726 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 on the following page. In addition to the information collected above, a previous study of the site (including 1695 Faraday) was referenced. This study is on file with the City of Carlsbad and was previously conducted in November 2017. This study showed an average parking demand of . 777 spaces per 1,000 square feet 85th percentile parking demand of 1.041 spaces per 1,000 square feet. Considering the information provided above, USAI has determined that currently there is no issue with existing parking. There is sufficient parking at 5801 and 5807 Van Allen Way to continue to support the existing use. No parking at 1695 Faraday Avenue would be needed to support the uses only at 5801 and 5807 Van Allen Way. With the current demand, there is an ample surplus of parking, and no additional parking should be required. However, it is advised that any change in tenant or significant change in the operations of 5801 and 5807 Van Allen Way should require additional City review. 3 8451 Miralani Drive, Suite A• San Diego, CA 92126 • (858) 560-4911 Attachment 1 Existing Site Plan ,,.__ ' .. , ... r~~ ...., .... '-1 ' '_.,, ~~ ,"'-.... ~s (lo-., ' ' 4 © Urban Systems Associates, Inc. March 3, 2023 "" 1 / 1 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911 © Urban Systems Associates, Inc. March 3, 2023 Attachment 2 Parking Study Results Summary (Excluding 1695 Faraday) INVENTORY TOTAL 149 Wednesday(12/14/2022) Thursday(12/15/2022) Friday (12/16/2022) TIME TOTAL/HOUR %OCCUPIED TIME TOTAL/HOUR %OCCUPIED TIME TOTAL/HOUR %OCCUPIED 8:00AM 70 47% 8:00AM 60 40% 8:00AM 60 40% 9:00AM 69 46% 9:00AM 62 42% 9:00AM 63 42% 10:00AM 66 44% 10:00AM 59 40% 10:00AM 62 42% 11:00AM 66 44% 11:00AM 59 40% 11:00AM 62 42% 12:00 PM 60 40% 12:00 PM 52 35% 12:00 PM 61 41% 1:00 PM 64 43% 1:00 PM 55 37% 1:00 PM 63 42% 2:00 PM 62 42% 2:00 PM 54 36% 2:00 PM 57 38% 3:00 PM 41 28% 3:00 PM 41 28% 3:00 PM 38 26% 4:00 PM 13 9% 4:00 PM 14 9% 4:00 PM 9 6% 5:00 PM 10 7% 5:00 PM 9 6% 5:00 PM 3 2% 6:00 PM 6 4% 6:00 PM 5 3% 6:00 PM 2 1% Wednesday(2/15/2023) Thursday(02/16/2023) Wednesday(2/22/2023) TIME TOTAL/HOUR % OCCUPIED TIME TOTAL/HOUR %OCCUPIED TIME TOTAL/HOUR %OCCUPIED 8:00AM 73 49% 8:00AM 73 49% 8:00AM 71 48% 9:00AM 75 50% 9:00AM 78 52% 9:00AM 74 50% 10:00AM 74 50% 10:00AM 78 52% 10:00AM 71 48% 11:00AM 77 52% 11:00AM 79 53% 11:00AM 72 48% 12:00 PM 73 49% 12:00 PM 74 50% 12:00 PM 73 49% 1:00 PM 75 50% 1:00 PM 78 52% 1:00 PM 73 49% 2:00 PM 70 47% 2:00 PM 71 48% 2:00 PM 71 48% 3:00 PM 37 25% 3:00 PM 54 36% 3:00 PM 42 28% 4:00 PM 5 3% 4:00 PM 10 7% 4:00 PM 8 5% 5:00 PM 3 2% 5:00 PM 7 5% 5:00 PM 4 3% 6:00 PM 1 1% 6:00 PM 1 1% 6:00 PM 2 1% 5 8451 Miralani Drive, Suite A• San Diego, CA 92126 • (858) 560-4911 ~ , © Urban Systems Associates, Inc. March 3, 2023 Attachment 3 Parking Demand Ratio and Averages Summary (Excluding 1695 Faraday) Date Tlme Demand Parkins Demand Ratio (space Percentle "Ocalpled per 1,000 square feet) 12/14/2022 8:00AM 70 0.687 67% 47% 12/14/2022 9:00AM 69 0.677 65% 46% 12/14/2022 10:00AM 66 0.648 62% 44% 12/14/2022 11:00AM 66 0.648 62% 44% 12/14/2022 12:00 PM 60 0.589 44% 40% 12/14/2022 1:00PM 64 0.628 60% 43% 12/14/2022 2:00 PM 62 0.608 51% 42% 12/14/2022 3:00PM 41 0.402 29" 28% 12/14/2022 4:00 PM 13 0.128 22% 9% 12/14/2022 5:00PM 10 0.098 19% 7% 12/14/2022 6:00PM 6 0.059 11% 4% 12/15/2022 8:00AM 60 0.589 44% 40% 12/15/2022 9:00AM 62 0.608 51% 42% 12/15/2022 10:00AM 59 0.579 41% 40% 12/15/2022 11:00AM 59 0.579 41% 40% 12/15/2022 12:00 PM 52 0.510 33% 35% 12/15/2022 1:00PM 55 0.540 38% 37% 12/15/2022 2:00PM 54 0.530 35% 36% 12/15/2022 3:00 PM 41 0.402 29% 28% 12/15/2022 4:00PM 14 0.137 24% 9% 12/15/2022 5:00 PM 9 0.088 16% 6% 12/15/2022 6:00PM 5 0.049 8% 3% 12/16/2022 8:00AM 60 0.589 44% 40% 12/16/2022 9:00AM 63 0.618 57% 42% 12/16/2022 10:00AM 62 0.608 51% 42% 12/16/2022 11:00AM 62 0.608 51% 42% 12/16/2022 12:00 PM 61 0.599 49% 41% 12/16/2022 1:00 PM 63 0.618 57% 42% 12/16/2022 2:00 PM 57 0.559 40% 38% 12/16/2022 3:00PM 38 0.373 27% 26% 12/16/2022 4:00 PM 9 0.088 16% 6% 12/16/2022 5:00PM 3 0.029 3% 2% 2/15/2023 8:00AM 73 0.716 78% 49% 2/15/2023 9:00AM 75 0.736 90% 50% 2/15/2023 10:00AM 74 0.726 86% 50% 2/15/2023 11:00AM 77 0.756 94% 52% 2/15/2023 12:00 PM 73 0.716 78% 49% 2/15/2023 1:00 PM 75 0.736 90% 50% 2/15/2023 2:00 PM 70 0.687 67% 47% 2/15/2023 3:00 PM 37 0.363 25% 25% 2/15/2023 4:00 PM 5 0.049 8% 3% 2/15/2023 5:00PM 3 0.029 3% 2% 2/15/2023 6:00PM 1 0.010 0% 1% 2/16/2023 8:00AM 73 0.716 78% 49" 2/16/2023 9:00AM 78 0.765 95% 52% 2/16/2023 10:00AM 78 0.765 95% 52% 2/16/2023 11:00AM 79 0.775 100% 53% 2/16/2023 12:00 PM 74 0.726 86% 50% 2/16/2023 1:00 PM 78 0.765 95% 52% 2/16/2023 2:00 PM 71 0.697 70% 48% 2/16/2023 3:00 PM 54 0.530 35% 36% 2/16/2023 4:00PM 10 0.098 19% 7% 2/16/2023 5:00 PM 7 0.069 13% 5% 2/16/2023 6:00PM 0.010 0% 1% 2/22/2023 8:00AM 71 0.697 70% 48% 2/22/2023 9:00AM 74 0.726 86% 50% 2/22/2023 10:00AM 71 0.697 70% 48% 2/22/2023 11:00AM 72 0.707 76% 48% 2/22/2023 12:00 PM 73 0.716 78% 49% 2/22/2023 1:00 PM 73 0.716 78% 49% 2/22/2023 2:00 PM 71 0.697 70% 48% 2/22/2023 3:00PM 42 0.412 32% 28% 2/22/2023 4:00 PM 8 0.079 14% 5% 2/22/2023 5:00PM 4 0.039 6% 3% Average 0.430 29" 6 8451 Miralani Drive, Suite A • San Diego, CA 92126 • (858) 560-4911