Brown Field Municipal Airport Land Use Compatibility Plan

APPENDIX DMETHODS FOR DETERMINING CONCENTRATIONS OF PEOPLETable D-6Usage Intensities of Existing Development – San Diego County Urban AreasExisting Development IntensitiesMedian 90 th Percentile Specific Sites(people/acre) Average Acre Single Acre Average Acre Single Acre Average Acre Single AcreMontgomery Field EnvironsIndustrial 39 110 44 152Office 56 290 72 351Retail/Commercial 95 350 174 459Marine Corps Air Station (MCAS)Miramar EnvironsIndustrial 37 110 45 218Office 63 292 70 321Retail/Commercial 92 350 116 355McClellan-Palomar Airport EnvironsOffice/Research & Development 70 150 80 250Shopping CentersSingle Story / Surface Parking(Floor Area Ratio = 0.24) 100 425Two Story / Parking Structure(Floor Area Ratio = 0.54) 212 600Notes:1. “Average acre” means the development intensity averaged over the entire site of the particular development. “Single acre” means themaximum intensity for any single acre of the particular development.2. Intensities were calculated on the basis of 300 square feet per person for Research & Development uses, 200 square feet per person foroffice uses, and 125 square feet per person for retail/commercial uses using jurisdictional data on building and parcel sizes; all intensitynumbers are approximate3. Montgomery Field and MCAS Miramar environs data from the City of San Diego.4. McClellan-Palomar Airport environs data from the City of Carlsbad.Source: Mead & Hunt, Inc., February 2007, except as noted.Prepared by: Ricondo & Associates, Inc., October 2009.Comparison with Parking Space RequirementsAs discussed above, many jurisdictions have adopted parking space requirements that vary among landuse types. The occupancy load factor can be calculated by factoring in an estimated vehicle occupancyrate for various land uses, as described earlier. For example, a typical parking space requirement foroffice uses is 4.0 spaces per 1,000 square feet, or 1.0 space per 250 square feet. If each vehicle isassumed to be occupied by 1.1 persons, the equivalent occupancy load factor would be 1.0 person per227 square feet. This number is within the range noted above that was determined through separateresearch of norms in the facility management industry.As an added note, the occupancy load factor of 215 square feet per person indicated for office uses inTable III-2 is slightly more conservative than that produced by the above calculation. Therefore, for agiven usage intensity standard, the FAR limit in the table is slightly more restrictive than would resultfrom a higher occupancy load factor.D–10Brown Field Municipal Airport Land Use Compatibility PlanJanuary 25, 2010