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AGENDA
ADJOURNED REGULAR MEETING HERMOSA BEACH CITY COUNCIL
Monday, March 3, 2003 - Council Chambers, City Hall
1315 Valley Drive - 7:10 p.m.
JOINT MEETING BETWEEN THE HERMOSA BEACH
CITY COUNCIL AND THE PLANNING COMMISSION
CALL TO ORDER
PLEDGE OF ALLEGIANCE
ROLL CALL
PUBLIC PARTICIPATION: Although the City Council values your comments, the Brown
Act generally prohibits the Council from taking action on any matter not listed on the posted
agenda.
1. COMMERCIAL LOT DEPTH ALONG PACIFIC COAST HIGHWAY
2. PREPARATION OF A GENERAL PLAN UPDATE AND RFP
3. MIXED USED DEVELOPMENT - (DESIREABILITY, LOCATION,
DEVELOPMENT STANDARDS)
4. DOWNTOWN DISTRICT
ADJOURNMENT
NOTE: THIS MEETING WILL BE TELEVISED LIVE ON ADELPHIA CABLE
Lo
Honorable Mayor and Members of the
Hermosa Beach City Council and Planning Commission
111February 26, 2003
Special Meeting of
March 3, 2003
SUBJECT: COMMERCIAL LOT DEPTH ALONG PACIFIC COAST HIGHWAY
The existing depth of the commercial corridor and zoning are based on land use and zoning designations
that date back to 1989. When the General Plan and zoning designations along large sections of P.C.H.
were studied at this time, the recommendations were to maintain a commercial depths along the highway.
These recommendations were codified in the 1994 Land Use Element Revisions. The stated objectives
and intention of this lot depth was meant to:
• Ensure adequate size to accommodate high quality development
• Allow adequate size for generous setbacks, screening and landscaping to residential uses.
• Ensure site access from the highway whenever possible.
• Ensure adequate size to minimize commercial encroachment and impacts upon residential
• Ensure commercial lot depth that is consistent across streets where possible.
The question of where to draw the commercial lot depth has been a reoccurring question since the
1980's. There have been several attempts to rezone and redesignate property residential and some have
been approved while others have not. Many parcels have extenuating circumstances that provide
credible argument for rezoning the properties residential. These include little or no commercial access
and frontage, no interest in commercial use based on a lack of commercial tenants, neighborhood
compatibility issues, little development potential and little opportunity to use a non -conforming property
which has restrictions on the amount of building rehabilitation permitted. Since, residential property is
roughly three times more valuable than commercial property there is tremendous interest in rezoning and
redesignating the highway commercial corridors property.
The counter argument is that reducing commercial lot depth will result in reduced opportunities for
commercial redevelopment. With the rezoning of each commercial lot, the opportunities for land
assembly diminish. It is arguable that smaller sites result in less room to accommodate surface parking
and setbacks and a less potential for high quality commercial development.
The issues related to PCH commercial lot depth include:
1. The utility of commercially zoned property under the City's Nonconforming Ordinance.
2. The goal of preserving commercial land uses which comprise only 10% of the City.
3. Financial benefits and disbenefits related to commercial land use.
4. Neighborhood compatibility
5. Options for alternative zoning such as mixed use development.
In summary, the depth of highway commercial zoning requires clear policy direction. Incremental
approval of zone changes erodes the possibility for land assembly and quality commercial development. It
also sends ambiguous direction to developers and the community.
Sol Blumenfel
Director Com
nity Development
Stephen R Burrell,
City Manager
•
Honorable Mayor and Members of the
Hermosa Beach City Council
SUBJECT: PROPOSED GENERAL PLAN UPDATE WORK SCOPE
Recommendation:
That the City Council receive and file this report.
December 18, 2002
Regular Meeting of
January 14, 2002
Background:
On November 26, 02 the City Council directed that staff investigate the costs for preparing an
update to the City's General Plan and referred the matter to the Planning Commission for further
review and comment.
Analysis:
State law prescribes that each community prepare, adopt and maintain a General Plan for the
City's long-term development. The General Plan is the City's long range planning framework
which provides goals, objectives and policies guiding future development within the City. It
contains seven mandatory elements including land use, circulation, housing, noise, safety,
conservation and open space and may contain other elements as deemed necessary by the local
jurisdiction. General Plans are typically effective for 5 years. Some General Plans may have a
somewhat longer life, depending upon the number of General Plan elements that comprise the
document. Every public and private development project must be reviewed for consistency with
the General Plan to ensure rational and orderly development commensurate with its goals,
policies, objectives and programs.
The matrix below indicates the status of the City's General Plan. Other than the Housing
Element, which is required to be updated every five years, there are no mandates as to when the
other elements of a general plan should be updated. There are guidelines as to when to amend or
update the General Plan:
• When state law requires updates to a specific element.
• When updates to one element affect other elements and create internal inconsistencies.
• When there are local or regional changes that affect the current General Plan policies.
• There are new state or local mandates that occurred after the General Plan adoption.
• When development standards or perspectives have changes that may make the General Plan
policies outdated or inconsistent.
• When an extended period of time has elapsed since the last update to verify the current
policies are still applicable.
The original General Plan for the City was first adopted in 1965 and then updated in 1971. The
most recent major update was to the Land Use Element in 1994 and Circulation Element in 1991.
There have also been other minor changes to various sections of the General Plan as outlined in
the following chart.
The steps involved in preparing a General Plan Update involve:
1. Reviewing the City's General Plan status.
2. Establishing a scope of work and budget for the update and environmental documents.
3. Preparing and issuing an RFP reflecting the project scope of work.
4. Selecting a proposal and consultant team.
5. Establishing a citizen participation program for plan input and review.
6. Data collection and technical studies per element(s) and related public input and comment.
7. Data analysis and public comment.
8. Preparation of a draft plan and draft EIR.
9. Draft plan and draft EIR circulation and comments.
10. Planning Commission draft plan and draft EIR hearing
11. Final plan and final EIR preparation.
12. Final plan approval and EIR certification.
The Planning Commission has scheduled a special meeting for January 27, 2003 to provide input
on the scope of work for the General Plan Update RFP. Following receipt of this input, staff will
finalize and issue the RFP for return by mid-February, and presentation to the City Council and
Planning at their scheduled joint meeting on March 3, 03.
Sol Blumenf Id, u irector
Community a evelopment Department
Concur:
Stephe j urrel
City Manager
F0395/CDGPUPDATE
CITY OF HERMOSA BEACH GENERAL PLAN STATUS
REQUIRED GP ELEMENTS
ELEMENTS OF THE
CITY'S GP
LAST
ACTION
SUMMARY OF CITY'S GP
ELEMENT
Circulation: Identifies general
location and extent of existing
and proposed major
thoroughfares, routes and other
public utilities and facilities.
1
Circulation,
Transportation,
Parking
1991 amended
To evaluate the transportation
needs and recommend
programs to retain or improve
parking, public transit and
traffic flows.
Conservation: Addresses the
conservation, development and
use of natural resources.
2
Conservation
6/94 readopted
but not
amended
To preserve and enhance the
natural environment, including
the beach and ocean.
Open Space: Details plans and
measures for preserving open
space and recreation.
3
Open Space
6/94 readopted
but not
amended
Note: Parks
and Recreation
Master Plan
adopted in
1990
To preserve and enhance
existing green areas and
increase the total amount of
open space.
Housing: Assessment of current
and projected housing needs for
all segments of jurisdiction.
4
Housing
2001 amended
Note: This
element shall
be updated
every five years
To assesses past and proposed
programs to preserve existing
housing stock and discusses
density and neighborhood
preservation.
Land Use: Designates type,
intensity and general distribution
of uses.
5
Land Use
6/94 amended
To look at densities, FAR's,
density/intensity standards.
Noise: Identifies and appraises
noise problems within
community.
6
Noise
6/94 readopted
but not.
amended
To identify problems,
alternative and solutions.
Safety: Establishes polices and
programs to protect community
from risks.
7
Safety
6/94 readopted
but not
amended
To identify the significant areas
of risk and their importance as
hazards.
OPTIONAL GP ELEMENTS WITHIN THE CITY'S GENERAL PLAN
1
Urban Design
6/94 readopted
but not
amended
To preserve existing character
and maintain smaller scale
visual features of the City's
neighborhoods.
2
Economic
6/94 readopted
but not
amended
To explore how basic service
areas needs might be met.
3
Seismic
6/94 readopted
but not
amended
To identify the significant areas
of risk related to seismic issues
and recommends
implementation programs.
4
Utilities
6/94 readopted
but not
amended
Review of the utility situation
and programs to deal with
utility blight.
=� Flia
January 28, 2003
«Name»
«Company»
«Address»
RE: Request for Proposals and Statements of Qualifications for the City of Hermosa
Beach General Plan Update Project
The City of Hermosa Beach is requesting written proposals and statements of qualifications
for professional planning services from qualified consultants and firms to prepare an update of
its General Plan, with the focus on updating the Land Use Element, Circulation Element,
ensuring internal consistency with all other elements and as an optional task, an update to the
Urban Design Element. The most recent major update was to the Housing Element in 2002,
the Land Use Element in 1994 and the Circulation Element in 1991. It is anticipated that the
Housing Element will not be amended as part of this project Copies of the existing General
Plan can be obtained from the Community Development Department. The objectives of the
project include:
• Update the goals, policies and objectives of the General Plan.
• Submission of a General Plan Update to the State.
• Conformance with all requirements of the California Government Code Sections 65300 -
65403.
• Consistency with the City's Housing Element Update, Subdivision Ordinance and Zone
Code.
Background
The City of Hermosa Beach is located in the South Bay sub -region of Los Angeles County
and is 1.3 square miles in size. Hermosa Beach is bounded by the City of Manhattan Beach to
the north, the City of Redondo Beach to the east and south, and the Pacific Ocean to the west.
The City has approximately 9,840 dwelling units and a population of 18,566. The following
chart outlines the status of the City's General Plan:
Scope of Services
The City will provide the selected consultant with current demographic and market
information, plus recent traffic information to facilitate some the tasks listed below. City staff
will also be available to assist the selected consultant as needed. Under the overall project
management of the Community Development Director, the selected consultant shall provide
the following services:
1. Preparation of radius map and current property ownership list and labels (optional task).
2. Preparation and mailing of public hearing and workshop notices (optional task).
3. Review and update all goals, -policies and objectives of the required General Plan
Elements, with the major focus on the Land Use and Circulation Elements and (as an
optional task) the Urban Design Element to offer options on conceptual entry treatments
and medians, etc.
4. Preparation of all required technical studies and analyses.
5. Publication of ad in the newspaper and notification of agencies and surrounding cities
(optional task).
6. Preparation of and participation in a public participation component to occur during the
initial, draft and final phases of the update.
7. Reformatting of Chapters 1-7 and an optional task of reformatting Chapters 8-11.
8. Preparation of staff reports and exhibits for the Planning Commission, City Council and
workshops (optional task).
9. Preparation of the preliminary drafts and one final draft General Plan Update.
10. Preparation of addendum and revisions to draft documents (revisions shall be presented in
a strike out format).
11. Explanation and concurrence by the City of the appropriate environmental documentation
required for the update.
12. Preparation and mailing of the appropriate environmental documents (Initial Study,
Negative Declaration, Mitigated Negative Declaration or EIR, Responses to draft Initial
Study comments, Notices of Declaration/Fish and Game Exemption).
13. Attendance and participation at City staff meetings, Planning Commission, City Council
and ad hoc committee meetings, public hearings, and workshops.
14. Preparation of miscellaneous letters, memos or other documents as required by City staff.
Deliverables
All documents, notices, labels and maps mentioned above in the "Scope of Services" section.
In addition, all written documents (notices, reports, etc.) shall be presented on a floppy
diskette in Word format, and sent via e-mail, as required by the City. Regular updates of the
documents on floppy disk and e-mail shall be provided to City staff as drafts are revised and
finalized. Furthermore, the consultant shall provide a project schedule that shows the
anticipated time frame for completing each task. The City anticipates a 12 month schedule,
with the General Plan Update submitted to the State no later than March of 2004.
3
'I .2-
• •
Proposal and Statement of Qualifications
The proposal shall include the following information:
1. Name, address, telephone number, facsimile number, and e-mail address of the firm.
2. List of cities where the consultant has prepared a General Plan or General Plan Update
indicating which has been certified by the State. Provide the names and telephone
numbers of contacts at each City.
3 The names and telephone numbers of the consultant's project team, including the name of
the project manager, and the sub -consultants to be retained by the consultant. Submit the
resumes of all personnel (including sub -consultants) to be involved with the project and
their specific experiences relative to the preparation of housing elements and
environmental documents. The consultant shall also submit an organization chart that
shows the reporting relationships of all involved personnel.
4. Consultant's understanding of the project and a description of how the consultant will
approach the project.
5. Consultant's knowledge of California Government Code, specifically those sections
referring to General Plan updates and revisions. Explain how you would apply this statute
to the City of Hermosa Beach, taking into consideration the specific goals, policies and
standards of this community.
6. Scope of Services to be provided with a breakdown of tasks and timing to complete the
project and a detailed description of the methods of information gathering and analysis to
be used in preparing the General Plan to meet the City's objectives. Also, indicate which
members of the project team will be responsible for the various task(s) and attendance at
meetings. The submittal should also provide a detailed description of any requested
material needed from the City.
7. Consultant's estimated fee for the project, with a not -to -exceed amount. The cost estimates
shall reflect detailed projected man hours per the Scope of Services to be provided,
including the cost for attendance at meetings, mileage, and projected reproduction costs.
This should be accompanied by a list of the hourly rates for each member of the project
team, including clerical, and expected subcontractor rates. Cost estimates shall also
include contingencies.
8. Proposed work program to complete the project.
9. A statement that consultant agrees to execute the enclosed City -Consultant agreement and
to provide proof of insurance as required.
Selection Criteria
The following factors will be evaluated by the City during the selection process: -
• The degree to which the proposal achieves the objectives for the project.
• The qualifications and experience of the lead consultant and subcontractors.
• The consultant's ability to successfully carry out the project.
The consultants understanding of City and South Bay area issues as related to state
mandated general plan elements.
Cost
• Compliance with California Government Code (and other applicable laws).
• Completeness relative to submittal requirements.
Selection Process
All complete proposals received prior to the submission deadline will be reviewed for
consideration and interview. A final recommendation for the selection of consultant and
contract award will be made to the City Council.
Submittal
An original and seven (7) copies of your proposal (facsimile copies of the proposals will not
be accepted) including separate submittals of the costs of required and optional tasks, should
be submitted to:
City of Hermosa Beach
Community Development Department
1315 Valley Drive
Hermosa Beach, CA 90254-3885
Attention: Director
Submittals must be received by: Monday, February 24, 2003
Should you need further information, please contact Sol Blumenfeld, Community
Development Director, at (310) 318-0242 or via email at sblumenfeld(hermosabch.org.
Sincerely,
Sol Blumenfeld
Sol Blumenfeld, Director
Community Development Department
F:\B95\CD\TyCom\Zoning Changes\RFPGP.doc
5
REQUIRED GP ELEMENTS
ELEMENTS OF THE
CITY'S GP
LAST
ACTION
SUMMARY OF CITY'S GP
ELEMENT
Circulation: Identifies general
location and extent of existing and
proposed major thoroughfares, routes
and other public utilities and facilities.
1
Circulation,
Transportation,
Parking
1991 amended
To evaluate the transportation
needs and recommend
programs to retain or improve
parking, public transit and
traffic flows.
Conservation: Addresses the
conservation, development and use of
natural resources.
2
Conservation
6/94 readopted
but not
amended
To preserve and enhance the
natural environment, including
the beach and ocean.
Open Space: Details plans and
measures for preserving open space
and recreation.
3
Open Space
6/94 readopted
but not
amended
Note: Parks
and Recreation
Master Plan
adopted in
1990
To preserve and enhance
existing green areas and
increase the total amount of
open space.
Housing: Assessment of current and
projected housing needs for all
segments of jurisdiction.
4
Housing
2001 amended
To assesses past and proposed
programs to preserve existing
housing stock and discusses
density and neighborhood
preservation.
Land Use: Designates type, intensity
and general distribution of uses.
5
Land Use
6/94 amended
To look at densities, FAR's,
density/intensity standards.
Noise: Identifies and appraises noise
problems within community.
6
Noise
6/94 readopted
but not
amended
To identify problems,
alternative and solutions.
Safety: Establishes polices and
programs to protect community from
risks.
7
Safety
6/94 readopted
but not
amended
To identify the significant areas
of risk and their importance as
hazards.
OPTIONAL GP ELEMENTS WITHIN THE CITY'S GENERAL PLAN
1
Urban Design
6/94 readopted
but not
amended
To preserve existing character
and maintain smaller scale
visual features of the City's
neighborhoods.
2
Economic
6/94 readopted -
but not
amended
To explore how basic service
areas needs might be met.
3
Seismic
6/94 readopted
but not
amended
To identify the significant areas
of risk related to seismic issues
and recommends
implementation programs.
4
Utilities
6/94 readopted
but not
amended
Review of the utility situation
and programs to deal with
utility blight.
(/ /
•
General Plan Update
Prior to the submission of an RFP for our General Plan Update, I would like City
Council approval for the Planning Commission to establish a General Plan
Committee.
I am not in favor of submitting a General Plan RFP to outside consultants at this
time of budget reductions. We would be wasting the valuable resources of staff,
City Council and commissions on a project that we cannot fund at this time.
I would like us to start at this time our General Plan process'using community
participation with emphasis on review and organization of what we now have.
The reference guide will be the last page of Enclosure 2 provided by staff for this
meeting. The Optional General Plan Elements of urban design, economic and
utilities would probably be the main creative focus of the Committee.
The funding needed for this project would be used for public noticing, meeting
room, staff support and publishing progress on the Hermosa web. Optional TV
coverage would be nice, but not necessary.
Proposed Operation of the General Plan Committee
The minimum size for operation of the Committee would one active member from
the City Council and one active member from the Planning Commission. Active
membership would be welcome from the community. An ideal organization
would be at least one active member from all commissions. All meetings would
be open for community participation. A summary of each meeting would be
included in the packets prepared by staff for the City Council and for commission
meetings. The meeting summaries would also be published on the Hermosa
Beach web. This should encourage timely comments and direction by interested
parties.
The minimum results from the Committee would be the organization of
existing documentation defining our General Plan. The maximum results would
be the creation of a General Plan Outline that clearly defines the future of
Hermosa Beach and is ready for outside consultants to create a General Plan
that contains both the required and the optional elements.
Note: This document reflects the ideas of Ron Pizer. The general idea of this
document has been approved by the Planning Commission, but this document
was not created when this matter was discussed with Commission.
• .
Proposed Action Items for General Plan Committee
Organize current General Plan documentation including:
City of Hermosa Beach Downtown Implementation Plan (October 1994)
Economic Development Review Committee Final Report (April 2002)
Required General Plan Elements
Optional General Plan Elements
Define residential districts
Review & define commercial districts using EDRCFR as reference
Review & resolve conflicts between General Plan and Zoning
Outline plan for Urban Design Elements
Outline plan for Commercial Districts
Outline plan for Residential Districts
Outline plan for Utilities
Outline plan for public recreation and events
March 3, 2003
Honorable Mayor and Members of the Special Meeting of
Hermosa Beach City Council and Planning Commission March 3, 2003
SUBJECT: MIXED USE DEVELOPMENT
The Planning Commission previously considered draft development standards for creation of a
mixed use ordinance in the City. Mixed use development allows commercial and residential
development on the same property typically in a vertical configuration. Mixed use zoning is
often suggested in communities in order to increase housing opportunities, decrease work or
shopping trips, increase pedestrian activity in commercial areas, stimulate reinvestment or
redevelopment, increase land values and reduce commutes which benefits regional congestion
problems and helps reduce pollution. Prior to acting on a draft ordinance, the Commission felt
that it would be more productive to obtain City Council direction on it.
The issues related to mixed use development vary in different parts of the City. For example,
mixed use may be more appropriate along the highway and less appropriate in the downtown.
The Commission discussed the following issues related to mixed use development:
1. The utility of commercially zoned property vs. mixed use zoning.
2. The goal of enhancing the commercial corridors with mixed use zoning.
3. The desirability of mixing commercial and residential uses.
4. Development standards to ensure neighborhood compatibility with mixed use zoning.
(Please see attached recommendations.)
In summary, mixed use development can present opportunities for redeveloping the Aviation and
PCH commercial corridors since there is adequate depth to create projects large enough to justify
assembly of property for redevelopment. Other areas may also be candidates for smaller mixed
use projects such as C-1 zoned property or properties along Upper Pier Avenue. The City
Council should advise whether there is Council interest in pursuing the development of a mixed
use zone and direct staff accordingly.
Sol Blumenfe d,
Director Co unity Development
ku //
Steph:" B Orrell,
City Manager
�^ *� ctt"1 eQ.p t i
3
Proposed Text Amendments to Allow Mixed Use
DEFINITION OF MIXED USE DEVELOPMENT
The proposed definition for the ordinance specifically focuses on vertical mixed-use
projects, or projects where the mix occurs on the same property, and is not intended to
broadly describe all possible meaning of "mixed-use".
Add the following to Section 17.04, Definitions
"Mixed Use Development is where residential use and commercial or
manufacturing uses are located on the same property, with the residential use
primarily located above the ground level non-residential use within the same
building."
ESTABLISHING MIXED USE AS A CONDITIONALLY PERMITTED USE
In order to allow residential/commercial mixed use projects in the commercial zones, add
the following to Section 17.26.030 in the C-1, C-2, and C-3 permitted use list, as a
conditionally permitted use:
Use
C-1
C-2
C-3
See Section
"Residential use; residential units including
apartments or condominiums located
primarily above ground floor commercial
space as part of a mixed use development."
U
U**
U
17.40.170
* *Not permitted along
Pier Avenue west of
Hermosa Ave.
DEVELOPMENT STANDARDS FOR MIXED USE PROJECTS
Add the following language to Chapter 17.40, Conditional Use Permit Standards, with a
new Section 17.40.170 Mixed Use Development:
"For residential uses allowed in commercial zones as part of a mixed use development,
the following conditions and standards of development, in addition to any other deemed
necessary or appropriate to ensure compatibility with existing or permitted uses in the
vicinity, shall be required:
1. The residential portion of a mixed-use development shall be subject to the
development standards of the R-3 zone as set forth in Chapter 17.16.
2. In addition to the requirements of the commercial zone, the following standards
apply to the mixed-use development.
a. The ground floor shall primarily commercial and parking uses and living and
sleeping areas of residential units shall be located above the ground floor.
b. Residential use is limited to 25% of the ground floor area for the purposes of
providing entry -exit areas, stairs and corridors, and shall not include primary
living areas or sleeping rooms.
• •
c. Building frontage shall be used for commercial purposes with the exception of
entry -exit corridors and stairs for accessing the residential units and/or for
driveways to access parking.
3. Standards for noise, security, lighting:
a. Noise: Residential uses shall be separate from commercial uses by sound
proofed floors and walls with minimum sound transmission rating as
required for condominiums as set forth in Chapter 17.22. Commercial
uses hours of operation shall be limited where appropriate so that residents
are not exposed to offensive noise or activity.
Security: Separate and secured entrances for residences directly
accessible to sidewalk and parking areas.
Lighting: Outdoor lighting and lighting for signs associated with
commercial uses designed so as not to adversely impact residences. No
flashing, blinking or high intensity lighting. Adequate lighting to
illuminate parking areas and corridors to access parking and public
sidewalk.
c.
4. Limitation on allowed Commercial Uses. Permitted commercial uses within a
mixed use development shall be as permitted in the underlying commercial with the
following exceptions which shall not be permitted:
a. Drive-through facilities
b. Pet stores and animal hospitals
c. Motor Vehicle and Equipment sales and service
d. Adult businesses
e. Game Arcades
f. Hotels/Motels
g. Restaurants and bars
•
Mixed Use Project
Total Buildable Max No. of Unita Commercial Depth Comm Floor Area (lst floor)
177480 48 100 29000
246456 64 100 16800
26226 8 37 5217
20355 6 35.5 4082.5
27600 8 52 5200
246708 66 100 23100
24080
6080
22800
10 48
3 32
9 47.5
Residential Floor Area
78050
161612
8778
6719
10177
146214
Parking Spaces Area for Parking Sq. Ft. per unit
235 70430
227 68044
41 12231
32 9554
41 12223
258 77394
res parknig only/commercial in -lieu
6720 11219 25 6141
3040 1133 8 1907
5700 11702 22 5398
1643
2531
1103
1083
1276
2208
1142
371
1355
•
Potential Sites for Mixed Use Projects
Site Information Commercial Development
Site Address Site Area (sqft .1 width depth Zone Height storieg setback Total Buildable Area for Parking Floor Area (est.1 F.A.R. parking Space
555 PCH 62709 290 216 SPA - 7 35 3 12 177480 96727 80753 1.29 323
102 PCH 84276 168 501 SPA - 7 35 3 12 246456 134319 112137 1.33 449
1402 PCH 10509 141 74 SPA - 8 35 3 12 26226 14293 11933 1.14 48
2101 PCH 8192.6 115 71 SPA - 8 35 3 12 20355 11093 9262 1.13 37
1055 Aviation Blvd. 10530 100 104 C - 3 35 3 12 27600 15042 12558 1.19 50
1151 Aviation Blvd. 87426 231 368 C - 3 35 3 12 246708 134456 112252 . 1.28 449
smaller sites assume 1/2 in -lieu 0
318 Pier Ave. 12970 140 96 C - 2 30 2 10 24080 6502 17578 1.36 70
70 10th St. 4028 95 42 C - 2 30 2 10 6080, 1642 4438 1.10 18
68 14th St. 11400 120 95 C - 2 30 2 0 22800 6156 16644 1.46 67