HomeMy WebLinkAboutCOM 0056.048 2006-2008 Tim Gardner
P.O. Box 141
Makaw_ ao, Iii. 96768 -
Telephone 808 572-2566
Fax 808 876-1623
Cell 808 283-4721
Email }gardner@mavi.net
Chairman Pete Hoffinan & Members of
The County Council
February 7, 2007
Re: Bills 220 & 221 Pahoa Self-Storage Facility
I have stated that the expected traffic flow from this facility will be approximately 20
vehicles per day. The basis for this estimate is from a traffic study presented in the 2005
Self-Storage Almanac. The study is updated annually and is for the purpose of advising
storage designers how to estimate parking requirements. (See excerpt attached)
This study states "As seen in Table 7.1, an average facility may draw 20 vehicles per day.
However, this number vanes depending on whether the facility is located in a heavy
industrial area versus a rural setting, or the size of the facility is less than 25,000sq.ft. or
more than 100,000."
The study has further broken down the expected traffic draw by 5 independent variables:
Region, Number of Units, Rentable Square Feet, Market Area & Population of
Surrounding Area.
I have today customized this data, using graphs where appropriate, to more closely
estimate the expected daily visits for this facility. The assumptions and results are as
follows:
Region Pacific 19.5 per day
Number of Units 540 30.0
Rentable Square Footage 56,000 27.0
Market Area Rural 13.9
Population of Surrounding Area 35,000 16.8
Average Daily Visits 21.4
As a further check, I have obtained the actual trip count for the A-American facilities in
Hawaii for the month of January 2007. (See attached analysis) I have added two
columns for Average Unit Size and Daily Trips fora 540 unit facility. After excluding
the atypical Kihei (mixed commercial tenants) and the Lipoa (in rent up phase) facilities,
the average trip count is 19.87 vehicles per day.
Comm. No. S ~ 8
R®f. To: heass+t~e
Ref. Late FEB 0 7 2007
Mr. Yuen, in his letter to the Council dated February 1, 2007, has presented argument
that the actual visit count may be much higher than we aze estimating. The basis of his
azgurnent is statistics from the San Diego Development Code and the Institute of
Transportation Engineers. In reviewing those statistics, I note the following problems:
1. We do not know the assumptions. The number of visitors is more directly related to
the number and nature of units rather than the number of square feet under roof. Older
facilities tend to have more units per square foot and hence more traffic. Facilities that
cater to commercial tenants have significantly more traffic than facilities that cater to
residential tenants.
2. The statistical samples aze small. This is obvious from the standazd deviation, which
is a measure of the dispersion around the mean. The Institute Study shows a mean of 2.5
cars per day, with a wide range from 1.21-4.36 and a standard deviation of 1.78.
On a positive note, the studies have indicated that that only 6% of the visits occur during
the morning peak traffic and 9% during the afternoon peak traffic rush hours. Peak hours
for the generator are between 1:00-5:00 pm weekdays, Noon-1:OOpm Saturdays, and
1:OOpm and 4:OOpm Sundays.
Summary
We are designing a modem facility with average unit size of 100sq.ft. We will not be
allowing commercial activities to be carried out from this location. Our experience is
that non-commercial customers put their things in storage and razely return until they
remove them. We feel comfortable with our previous estimate of approximately 20
vehicles per day once the facility has rented up and stabilized.
Sincerely,
Tim Gazdner
Applicant
Encl: 2005 Self-Storage Almanac Traffic Study & Applicant Prepazed Graphs
A-American Traffic Count for Hawaii Operation for January 2007
82/06/2007 14:03 13109144042 AAtAERIr1W PAGE 02/08
s the irtdushy continues to devebp As seen in Table 7.1, on overage o lacilip versus a rural setting, a the size d the lacil;-
A and molure, so does art abiMy ro rosy draw 20eehides perduy. Fluvewer, this pis less titan 25,000 square feel ar more
lf -,lrecogniae 6dh changes acrd hands number wrier depending on wheil+er the than 100,000. While these figures serve as
within our industry. Whilo it con ba lacdhy is booted In o hrrovy tndushial aeo grid brxxhmorks, specific requirements for
difficuk ro d+ow etaoct porollda betvresrt C0Mi1g1e0
prnperfies, die general hands exhibited by TASUF 7.1 TAtt11D 73
the sl'ks surveyed do relied the ciartges and
dynamic d the averotl marker. 'tTZAFFtCFLUW AVERAGE NCTMBERoFPA12I~fG
In brood iemts, recant trends with regard Ntes~er SPACES at FACQ3TY QFI~TCE
to sire bcotion rnd plorwnent continue to aftibhid.e
exhibit the course esbblishad over the post 1~GION Enrerinp dse REt;~N Awmae Numtser
several yeses: heavy relionw on indushiol OA+sinn FadRtyt~aily Division of Yarlortp spaces
za+ing, 6W o piqued interest in mare contem• CEMRAL 17.0 tJORT11 CENTRAL 13.5
porory retail ~ locations. As our cusron+ar Eaaf tVoAtt Central 17.1 Eod tJanh Certsml 16.6
base coMirtues b gain pradud ownrMess Wee Nalh CMhal 16.7 Well Nodh Censd b.b
std farnillorily, EteY recognize quolip and NORTHEAST 16.7 NORTHEAST 9.7
ore rose apt b pay fa tlss perks. AAore ,biro 20,3 MtddkAtlartic 10.0
expansive locations, more appealing New England B.1 Neu, Ertalrnd 0,1
facades, and improved arttenities podoages SOH CENTRAL 22,d SOUTH CEN1RAl 12.2
ore helping ro make emrrrxnic sensed Eost South Cenhol 24.4 Fist Sou$t Centd 7.2
increased land costs and Their w6sequerrdy W~ Sash Cenhal 21 3 Vyest Soudt Cersral iS.O
higher real esrok kmes. SOIJT}1EAyT 24.8 SOUTt#AST 10.0
flecnuse se6-sroroge is not ppicolfy a der Adantic 24.8 Salt AtlarYrc 10.0
tinohan point, it requires repeated ctrstomer 19,7 WEST 7.0
passes to reinforce ip presence. Oespne the rn 20 1 Maunbin 7.5
higher cost d entry, many devebpers ore T91 Padfic 6.5
opting for o more retailKelated kxarron b l 2~- NATIONAL 10.Z
provide this spaced repetiRon. Nd only do Number d r~s Nunber d lMhs
these rmaifaiented locations provide puss 1 ro 99 7.8 1 b 90 10.0
i repetition, but the oorrvenience of locating 100 b 299 16.2 100 ro 299 9.9
urchin the prospective astomer's immediate 1 1
bade area has begun ro bear (roil bn terms d 300 b 499 „ ~l- 26.d 300 to 499 9.1
mare aggressive rent streams anti consistent SW b 999 34.9 500 b 999 10.6
rentals. !n brood berms, reroih«iented prod- 1 000 a more d6.b 1 000 a rrtae 33.1
acts have generally fated better thou purely ReniaWe Square Peologe Rantobke square Ersrtsage
industRol a rural Iocat'rom. ~ Titan 25,000 10.0 Less than 25,000 8.6
25,000bd9,949 21.7 25,DOOlo49,999 10.8
The critical pfacernent d a storage facili- a 74,999 y.']~ 29.3 50,000 ro 74,049. 7,6
y within a praspecr's fowl trade ores, and ~
particularly orr a sik that provides a consir 75 000 to 94,949 43.8 75,000 ro 99,899 14.6
sent face a (hose prospective customers, is 100,000 a more 41.4 100,000 or rrswe 1 b.5
stih the east sound locdion. The more fre Morkee Aneo Marker Araa
quently a polertnd user con see the site, the HQ°`~' hdusfrial 23.9 Heay lnduuial 8.7
more likely They are b recall die kseation Camnrorcral/Reboll 23.7 Commerciol/Rekti 11.6
when need sdharage. U/aon/Davntown 22.3 Urban/Dwmw+m 9.4
Residertfial Residentbl 9.4
Tsv(fie Flew Rural ~ 13.0 Rurol 10,9
Traffic ikaw of o partkular properly is gar PopuhROndsurrarxbinp Papulrsfan
erred as much by that siMi Cysamer pnaflk 'N^+f°Aroae Srvrourr~rgAno
as by the size d the drsvebprnent. When aR less than 25,000 . '1, 13.d Less than 25.000 8.3
else is equal, a large properly wIU hove more 25,000 ro 99,999 : t h'>!~ 20.7 25,000 a 90,999 8.6
customer visits than o similar smaller Biro, and 100,000 to 499,99- 24.5 I OO,OOD to A99,999 11.2
commercial cusbrctea require more gak 500.000 ro 949,949 24.5 500,000 b 999,999 ib.2
odNip than do their residential counlEparts. 1,000,0 a more 24.4 1,000,000 rx more 19.8
2WS SCiF510RAGE AIM4tuAC
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