HomeMy Public PortalAboutVHB Parking Memo with Appendix_5 Oct 2018 vllllllll��i.;
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To: Matthew Harrington Date: October 5, 2018 Memorandum
36 Watertown Street, LLC
Project#: 13802.00
From: Randall C. Hart, Principal Re: Parking Memorandum
Elsa Chan,Transportation Engineer Approve Shared Parking Plan and New Site Special Permit
36 Arlington Street LLC
Watertown, Massachusetts
VHB, Inc. has conducted a parking evaluation in support the above-captioned project on behalf of the applicant, 36
Arlington Street LLC. The project includes the addition to the Gymit Site's parking capacity of 30 shared parking
spaces located on the adjacent Hotel Site; and a tenant/use mix for the Gymit Site consisting of: 1) Gymit; Health &
Fitness facility; approximately 22,000 sf, 2) Boston Sports Therapy, approximately 600 sf, 3)A generic Specialty Retail
use, approximately 10,000 sf, and 4)Generic Warehouse Use, approximately 12,000 sf.
This memorandum includes an evaluation of the existing parking operations; an estimate of projected parking
demand for the project; and a description of future parking operations.
Site Location and Proposed Development
The Site is located at 36 Arlington Street in Watertown, Massachusetts, as shown in Figure 1. The site currently
consists of an approximately 45,400 sf building. A membership gym currently occupies approximately 22,500 sf of the
building (first floor) and the remaining 22,900 sf is currently vacant (second floor). The vacant space is proposed to be
reconfigured and ultimately occupied by the uses identified.
Parking is currently provided with approximately 63 spaces in the rear of the building, and approximately 22 spaces
along the front of the building, which are accessed via a wide curb cut along Arlington Street. In addition, on-street
(two-hour) parallel parking is provided along the western side of Arlington Street north of the site driveway.
Existing Parking Conditions
On-Site Parking
A parking supply/demand assessment was completed for the existing operations on-site in April 2016 by Vanasse &
Associates, Inc (VAI). Based on the assessment, the site currently has a parking supply of 83 spaces. Of the 83 spaces,
56 are located in the main lot behind the building and 27 are located in front of the building directly facing Arlington
Street.
For the purpose of understanding the existing parking supply versus demand, an existing condition parking
occupancy assessment was conducted which considered both the number of parked vehicles as well as the location of
the parked vehicles. Parking occupancy counts were conducted by VAI on Thursday, April 7, 2016 from 8:00 AM to
6:00 PM and Saturday, April 9, 2016 from 10:00 AM to 6:00 PM on a continuous, hour incremental basis. The results of
the on-site parking supply/demand assessment are summarized in Table 1.
101 Walnut Street
PO Box 9151
Watertown, MA 02472-4026
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Table 1 Site Parking Occupancy Summary
Weekday Saturday
Main Lot Front Total % of Main Lot Front Total % of
Time (rear) Lot Demand Supply (rear) Lot Demand Supply
Supply 56 27 83 56 27 83
8:00 AM 44 12 56 67%
n/a
9:00 AM 31 9 40 48%
10:00 AM 35 8 43 52% 54 14 68 82%
11:00 AM 53 12 65 78% 58 23 81 98%
12:00 PM 43 14 57 69% 54 18 72 87%
1:00 PM 43 11 54 65% 43 10 53 64%
2:00 PM 31 7 38 46% 41 6 47 47%
3:00 PM 36 12 48 58% 41 5 46 55%
4:00 PM 54 12 66 80% 46 3 49 59%
5:00 PM 56 14 70 84% 39 7 46 55%
6:00 PM 57 13 70 84% 33 4 37 45%
Average 44 11 55 66% 45 10 55 66%
Peak Period 5:00 PM 11:00 AM
Peak 70 84% 81 98%
Occupancy
Source: Parking occupancy counts conducted by VAI on Thursday,April 7,2016 and Saturday,April 9,2016
As shown in Table 1, the average parking demand both on weekdays and Saturdays was observed to be 55 spaces, or
66-percent of the supply. The maximum parking demand on-site on a weekday occurred at 5:00 PM with
approximately 84-percent of the spaces occupied. The maximum parking demand on a Saturday was observed at
11:00 AM with approximately 98-percent of the spaces occupied.
It should also be noted that up to 8 parking spaces located in the front lot were observed to be occupied by non-gym
patrons during the weekday; primarily UPS employees. During the 5:00 to 6:00 PM peak parking hour, 5 vehicles
associated with UPS were observed at the front lot. It should be noted that GYMIT operators have recently enforced
their parking lot use regarding non-patrons, as such, UPS employees no longer park on the GYMIT premises.
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Residence Inn Parking
An Easement Agreement was executed between the Residence Inn hotel and the 36 Arlington Street site on May 22,
2014, which allows the project site to utilize some of the hotel's parking spaces.The agreement allows the use of up to
30 parking spaces Monday through Sunday, between the hours of 6:00 AM to 9:30 PM.
VHB conducted a parking supply/demand assessment for this lot during the typical peak parking periods for the gym
for a weekday (4:00 PM to 7:00 PM) and a Saturday (10:00 AM to 2:00 PM) in June 2018.In addition, VHB observed the
number of vehicles associated with the gym that parked at the hotel during these time periods.Table 2 summarizes
the results of the parking assessment.The Residence Inn lot parking supply of 119 spaces was used to calculate the
occupancy ratios.
Table 2 Residence Inn Parking Occupancy Summary
Weekday Saturday
Total % of GymIt % of Total % of GymIt % of
Time Demand Supply Demand Supply Demand Supply Demand Supply
Supply 119 30 119 30
10:00 AM 73 61% 6 20%
11:00 AM 66 55% 5 17%
n/a
12:00 PM 42 35% 2 7%
1:00 PM 35 29% 1 3%
4:00 PM 47 39% 15 50%
5:00 PM 65 55% 26 87% n/a
6:00 PM 72 61% 33 110%
Peak Period 6:00 PM 10:00 AM
Peak 72 61% 33 110% 73 61% °
Occupancy 6 20%
Source: Parking occupancy counts conducted by VHB on Tuesday,June 12,2018 and Saturday,June 16,2018
As shown in Table 2, the peak parking demand was observed to be 72 spaces on weekdays and 73 spaces on
Saturdays, or 61 percent of the supply, respectively. Of the 72 occupied spaces on a weekday, 33 were used by gym
patrons, while only 6 out of the 73 occupied spaces on Saturday were associated with the gym. According to data
provided by the Residence Inn, the hotel was 100%full during the weekday parking observations and at 89% on
Saturday.Therefore, the parking occupancies presented represent the parking demand for when the hotel is at or near
capacity.
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Future Parking
As part of the proposed project, the onsite parking supply will be reconfigured (re-striped). As a result, the existing
parking supply of 83 parking spaces will be increased to 85 parking spaces, including 73 standard parking spaces, 8
parking spaces for compact vehicles, and 4 parking spaces for handicap accessible vehicles. The available parking
supply of 30 parking spaces at the Residence Inn will be maintained, resulting in an overall parking supply of 115
parking spaces for the project site.
Proposed Dollar Tree Store Parking
To determine the parking requirements associated with the proposed Dollar Tree store, VHB conducted parking
observations at three similar locations:
• 622 Somerville Avenue, Somerville, MA,
• 24 Blandin Ave, Framingham MA
• 60 Everett Street, Allston MA
As the stores are located in respective shopping plazas, and thus sharing parking with other uses, people entering and
exiting the Dollar Tree store were noted including their mode of transportation—vehicle, bicycle or on-foot.The
parking demand was derived based on the number of vehicles associated with the store patrons. It should be noted
that standard publications; Parking Generation Manual', published by the Institute of Transportation Engineers (ITE) do
not have a category that fits the Dollar Store type of use;therefore, an empirical count was necessary.
The parking counts for the Somerville location were conducted on Wednesday June 13, 2018 between 4:00 PM and
7:00 PM and on Saturday June 16, 2018 between 10:00 AM and 2:00 PM, while parking counts for the Framingham
and Allston locations were conducted on Tuesday August 28, 2018 between 4:00 PM and 7:00 PM and on Saturday
August 25, 2018 between 10:00 AM and 1:00 PM. The results of the parking assessment are summarized in Table 3.
Due to the shared parking arrangement between the plaza's uses at each of the three locations, occupancy ratios for
the Dollar Tree store were not calculated. At the Somerville location, on-street parking is also available on Somerville
Avenue, and patrons were seen using it. These vehicles are included in the numbers presented in Table 3. Additionally,
a small parking lot not for patron use is also present at the back of the building at the Somerville location.
Parking Generation,4"Edition,Institute of Transportation Engineers,Washington D.C.,2010.
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Table 3 Dollar Tree Store Parking Demand Summary
Total Demand
Somerville Framingham Allston
Average Peak
Time Weekday Saturday Weekday Saturday Weekday Saturday Demand
10:00 AM 13 15 13 14
11:00 AM 12 16 17 15
n/a n/a n/a
12:00 PM 9 13 20 14
1:00 PM 8 n/a n/a 8
4:00 PM 10 12 23 15
5:00 PM 14 n/a 14 n/a 19 n/a 16
6:00 PM 6 n/a n/a 6
Peak Period 5:00 PM 10:00 AM 5:00 PM 11:00 AM 4:00 PM 12:00 PM Weekday: 5:00 PM
Saturday: 12:00 PM
Peak 14 13 14 16 23 20 Weekday: 16
Occupancy Saturday: 20
Source:Parking occupancy counts conducted by VHB on Wednesday,June 13,2018 and Saturday,June 16,2018(Somerville location),Tuesday,
August 28,2018 and Saturday,August 25,2018(Framingham and Allston locations)
As shown in Table 3, the peak parking demand for the Dollar Store was observed to be 23 spaces on weekdays and 20
spaces on Saturdays, respectively.
Proposed Warehouse Space Parking
Parking demand associated with the warehouse portion of the project was calculated utilizing parking generation data
provided in the Parking Generation Manua(, published by the Institute of Transportation Engineers (ITE). The most
appropriate ITE land use code for estimating the parking demand associated with the warehouse portion of the
project was LUC 150—Warehousing.
The Parking Generation Manual also provides temporal variations for warehouse demands, however,the data
provided is limited between the hours of 8:00 AM and 1:00 PM only. Based on a comparison between the temporal
variations for LUC 150 Warehousing and LUC 701 Office, it was determined that the parking demand for LUC 701
Office (in a suburban area) is comparable to that of a warehouse use.As such, the temporal variation for LUC 701
Office was used for the parking analysis. Based on these data, the highest parking demand times (over 90%
occupancy) occur between the hours of 9:00 AM and 5:00 PM.As such, the warehouse use is complementary to the
z Parking Generation,4"Edition,Institute of Transportation Engineers,Washington D.C.,2010.
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other uses on the site which tend to peak after 5:00 PM.It should be noted that no weekend data is available for this
use, as it is assumed that minimal activity occurs during those times.
The estimated parking generation for the proposed warehouse portion of the project is summarized in Table 4. As can
be seen in Table 4, the estimated peak parking demand for the proposed warehouse space would be 6 spaces.The
parking demand is reduced after 4:00 PM.
Table 4 Warehouse Parking Demand Summary
Weekday
Time Total Demand a % of Peak
8:00 AM 5 79%
9:00 AM 6 95%
10:00 AM 6 100%
11:00 AM 6 98%
12:00 PM 6 90%
1:00 PM 5 77%
2:00 PM 5 84%
3:00 PM 5 81%
4:00 PM 4 72%
5:00 PM 3 46%
6:00 PM 2 25%
Peak Period 10:00 AM
Peak 6 100%
Occupancy
Source:ITE Parking Generation Manual
a Parking ratio based on ITE LUC 150(Warehousing).
Temporal variations based on ITE LUC 701(Office Building),suburban location.
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Overall Site Parking Demand and Supply
The overall expected parking demand for the proposed project was determined by adding each of the uses' estimated
parking requirements.It should be noted that no shared parking credit was used when calculating the overall number.
It is expected that some amount of sharing would occur between the uses.
As previously mentioned,the overall parking supply will consist of 115 parking spaces composed of two elements:
• On-site parking supply: 85 spaces
• Residence Inn easement agreement parking supply: 30 spaces
Table 5 summarizes the project's projected parking occupancy.
Table 5 Overall Project Parking Occupancy Summary
Weekday
Proposed
Existing Existing Dollar Tree Proposed % of
Time on-site Residence Store Warehouse Total Supply
Demand Inn Demand Demand Demand Demand
4:00 PM 66 15 15 4 100 87%
5:00 PM 70 26 16 3 115 100%*
6:00 PM 70 33 6 2 111 97%
Peak Period 5:00 PM
Peak 70 26 14 3 115 100%*
Occupancy
Saturday**
10:00 AM 68 6 14 1 89 77%
11:00 AM 81 5 15 1 102 89%
12:00 PM 72 2 14 1 89 77%
1:00 PM 53 1 8 1 63 55%
Peak Period 11:00 AM
Peak 81 5 12 1 102 89%
Occupancy
Source:Tables 1 through 4.
* Excluding UPS vehicles occupancy would be 96%
** No Saturday data available.Used ITE Trip Generation Manual trip generation rates ratio to estimate Saturday spaces.
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As indicated in Table 5, at 5:00 PM, the busiest time for the combined uses proposed for the site, it is estimated that
while the parking is at capacity, the available parking supply would be able to accommodate the projected parking
demand.As mentioned previously, GYMIT has recently enforced their parking lot use, and when excluding non-
patrons from the parking demand calculations (the vehicles associated with the UPS using the front parking lot), the
occupancy rate is expected to be closer to 96%. In addition, with some level of shared activity occurring between the
future three uses on site, the demand is likely to be even less.
While the parking demand will likely be less than the on-site supply, the parking occupancy counts showed that
parking is at capacity during the 5:00 PM peak hour. To ensure that all parking is accommodated on-site, a parking
management plan will be in place if the parking demand exceeds the current capacity. The parking management plan
will consist of the presence of a parking attendant or valet parking with vehicle staging.
Depending on the anticipated demands, one or both of the components of the parking management plan may be
necessary. General details of each component of the parking management plan are discussed below:
Parking Attendant Presence
When traffic and parking at 36 Arlington Street is expected to be outside of normal conditions and if necessary during
normal peak operations, the proponent will implement parking management strategies to improve efficiency of the
parking supply. This will include the addition of a parking attendant to the site staff to handle peak period
operational needs. This attendant will monitor the parking supply during the lead up to peak parking demand and
direct customers to locations where parking is available. Signage and cones will be utilized to assist with this
condition. Presence of a parking attendant during peak demand periods, if necessary, will help ensure that only
patrons of the 36 Arlington Street facility use parking on site.
Valet Parking with Vehicle Staging
When traffic and parking at 36 Arlington Street is expected to be outside of normal conditions or normal operations
require, the Proponent will consider implementation of time specific valet parking service for part of the rear parking
supply. Valet operations can utilize a given space in a more effective manor than a striped parking lot to cause a
temporary increase in the parking supply. An example of potential vehicle staging will be to utilize the far end of the
rear parking area to provide additional parking spaces. This can be controlled by valets who can closely stage and
maintain parked vehicles to increase parking supply. This scenario can increase the number of available parking on site
should it be necessary.
Town of Watertown Zoning Parking Requirements
Based on zoning requirements for the Town of Watertown, the proposed uses on site will require a total of 96.8
parking spaces (see Table 6). As described above, the proposed parking supply will be 115 spaces, which exceeds the
zoning requirements.
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Table 6 Watertown Zoning Parking Requirements
Use Size Spaces
Upper Space Tenants Retail 10,150 SF x 1 Space / 400 = 25.38
Vestibule 250 SF x 1 Space / 400 = 0.63
Emergency Exit 125 SF x 1 Space / 400 = 0.31
Warehouse 12,000 SF x 1 Space / 1200 = 10.00
Vestibule 250 SF x 1 Space / 1200 = 0.21
Emergency Exit 125 SF x 1 Space / 1200 = 0.10
Gym It Fitness Center 21,900 SF x 1 Space / 400 = 54.75
Boston Sports Medicine Office 600 SF x 1 Space / 350 = 1.71
Total SF 45,400 SF Total Spaces = 93.09
Total Spaces with 25%
Reduction 69.82
Additionally,the Town of Watertown Zoning Code allows: "where it can be determined that the combined peak parking
needs of all uses sharing the lot will, because of differences in peak hours or days, be less than the required by 6.01(b),
the number of parking spaces to be provided may be reduced accordingly by Special Permit. Development that
encourage alternate modes of transportation may be eligible to receive a reduction of the require amount of automobile
parking spaces by Special Permit. This credit may be achieved by demonstrating a reduced demand for automobile
parking by the encouragement of cycling, walking, car sharing, and use of public transit. The reduced parking
requirement shall correspond to the reduced automobile parking demand, but in no case shall exceed 25%.
The project site is located in an area that has strong access to public transportation, is close to residential/retail areas,
and has a strong sidewalk network that promotes walking and bicycling in the area. In addition, the proposed uses
are complementary to the existing gym as employees of the retail and warehouse spaces will likely be members of the
gym. With these things in mind the parking reduction that is allowed for complementary uses in the zoning code
should certainly apply to this reuse project. Assuming that is the case, the required 93.09 parking space would be
reduced to 69.82 (25%) reduction. However, as noted above, the project parking supply is 115 parking spaces, which
exceed the zoning requirements without the 25% reduction.
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Conclusion
VHB has conducted a parking evaluation to support the Town of Watertown approval process for the proposed reuse
of space at 36 Arlington Street in Watertown, Massachusetts. Specifically, the project will include the re-tenanting of
the existing 22,900 square foot (sf) of vacant space (second floor)—to comprise of an approximately 10,000 sf Dollar
Tree store, and 12,000 sf of warehouse space.
The site will have a parking supply of 115 parking spaces composed of the on-site parking lot (85 spaces) and the
Residence Inn easement agreement (30 spaces). The available parking supply should be adequate to meet typical as
well as peak parking demands. Finally, the project parking supply exceeds the Town of Watertown zoning
requirements.
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Attachments
VAI Parking Study
Residence Inn Hotel Parking Observations
Dollar Tree Store Parking Observations
ITE Parking Generation Worksheets
Attachments
VAI Parking Study
Attachments
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VA►.I Calculations
Job: Watertown Job Number: 7328
Location: 36 Arlinaton Street Date: 4/7/16
Title: Parkinu Count CThursdav) Sheet: 1 of 1
Calculated by: SRF Checked by:
i
Time Main Lot Front Lot on
Ending (rear) Lot On-Street Arsenal Street Total
8:OOAM 44 12 3 - 59
9:00 31 9 0 - 40
10:00 35 8 0 - 43
11:00 53 12 0 - 65
12:00 43 14 1 - 58
1:00 43 11 0 - 54
2:00 31 7 0 - 38
3:00 36 12 2 3 53
4:00 54 12 1 4 71
5:00 56 14 7 3 80
6:00 57 13 7 6 83
732801wd
VAI Calculations
Job: Watertown Job Number: 7328
Location: 36 Arlineton Street Date: 4/9/16
Title: Parkins Count(Saturdav) Sheet: 1 of 1
Calculated by: SRF Checked by:
Time Main Lot Front Lot on
Ending (rear) Lot On-Street Arsenal Street Total
10:00 AM 54 14 4 3 75
11:00 58 23 5 4 90
12:00 54 18 5 2 79
1:00 43 10 2 2 57
2:00 41 6 0 2 49
3:00 41 5 0 1 47
4:00 46 3 1 1 51
5:00 39 7 0 1 47
6:00 33 4 3 1 41
732801sa
Residence Inn Hotel Parking Observations
Attachments
Residence Inn Parking Occupancy
Weekday PM
Time Western Section Middle Section Eastern Section Total
4:00 26 51% 5 19% 3 7% 34 29%
4:15 26 51% 7 26% 2 5% 35 29%
4:30 32 63% 9 33% 1 2% 42 35%
4:45 33 65% 13 48% 1 2% 47 39%
5:00 34 67% 19 70% 3 7% 56 47%
5:15 36 71% 19 70% 3 7% 58 49%
5:30 37 73% 23 85% 5 12% 65 55%
5:45 36 71% 23 85% 6 15% 65 55%
6:00 35 69% 22 81% 8 20% 65 55%
6:15 36 71% 22 81% 11 27% 69 58%
6:30 39 76% 21 78% 10 24% 70 59%
6:45 39 76% 22 81% 11 27% 72 61%
7:00 40 78% 26 96% 9 22% 75 63%
Saturday Midday
Time Western Section Middle Section Eastern Section Total
10:00 39 76% 17 63% 14 34% 70 59%
10:15 39 76% 19 70% 15 37% 73 61%
10:30 35 69% 19 70% 13 32% 67 56%
10:45 31 61% 18 67% 13 32% 62 52%
11:00 30 59% 19 70% 13 32% 62 52%
11:15 34 67% 18 67% 14 34% 66 55%
11:30 32 63% 18 67% 13 32% 63 53%
11:45 32 63% 19 70% 14 34% 65 55%
12:00 27 53% 10 37% 5 12% 42 35%
12:15 26 51% 9 33% 4 10% 39 33%
12:30 21 41% 9 33% 3 7% 33 28%
12:45 20 39% 8 30% 3 7% 31 26%
13:00 20 39% 7 26% 4 10% 31 26%
13:15 22 43% 7 26% 4 10% 33 28%
13:30 22 43% 8 30% 5 12% 35 29%
13:45 21 41% 8 30% 4 10% 33 28%
See Additional Sheet for Map Legend .
Dollar Tree Store Parking Observations
Attachments
Dollar Tree Parking Counts
Time Somerville* Framingham** Allston**
Weekday Saturday Weekday Saturday Weekday Saturday
10:00 AM 7 6 8
10:15 AM 10 10 12
10:30 AM 13 14 13
10:45 AM 11 15 8
11:00 AM 11 16 12
11:15 AM 8 14 17
11:30 AM 12 16 8
11:45 AM n/a 7 n/a 14 n/a 11
12:00 PM 5 13 8
12:15 PM 6 13 18
12:30 PM 5 8 20
12:45 PM 9 11 15
1:00 PM 8
1:15 PM 8 n/a n/a
1:30 PM 5
1:45 PM 3
I I I I I I
4:00 PM 10 7 23
4:15 PM 10 11
4:30 PM 9 12
4:45 PM 10 n/a 10 n/a n/a
5:00 PM 14 7 19
5:15 PM 8 14
5:30 PM 2 11
5:45 PM 8 7
*Counts conducted on Wednesday 6/13/2018,and Saturday 6/16/2018
**Counts conducted on Tuesday 8/28/2018,and Saturday 8/25/2018
ITE Parking Generation Worksheets
Attachments
ITE Parking Generation,4th Edition
LUC 150 - Warehouse
Size 12 KSF
Weekday
Average 6.1
Regression 3.9
R2 0.87
Suburban* Suburban
Time of Day Weekday Weekday
Percent of peak period Demand
7:00 - 8:00 AM 59% 4
8:00 - 9:00 AM 79% 5
9:00 - 10:00 AM 95% 6
10:00 - 11:00 AM 100% 6
11:00 AM - noon 98% 6
noon - 1:00 PM 90% 6
1:00 - 2:00 PM 77% 5
2:00 - 3:00 PM 84% 5
3:00 -4:00 PM 81% 5
4:00 - 5:00 PM 72% 4
5:00 - 6:00 PM 46% 3
6:00 - 7:00 PM 25% 2
7:00 - 8:00PM 0
8:00 - 9:00PM 0
9:00 - 10:00PM 0
*The distribution for warehouse is only available for the AM hours.By comparison,office distribution looked similar,this data reflects
distribution based on office use.