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Home My WebLink About2011-01-18 PC AGENDAAGENDA PLANNING COMMISSION MEETING CITY OF HERMOSA BEACH CITY HALL COUNCIL CHAMBERS 1315 VALLEY DRIVE HERMOSA BEACH, CA 90254 January 18, 2011 7:00 P.M. Kent Allen, Chairman Shawn Darcy, Vice Chairman Sam Perrotti Ron Pizer Peter Hoffman Note: No Smoking Is Allowed in The City Hall Council Chambers THE PUBLIC COMMENT IS LIMITED TO THREE MINUTES PER SPEAKER Planning Commission agendas and staff reports are available for review on the City’s web site at www.hermosabch.org. Written materials distributed to the Planning Commission within 72 hours of the Planning Commission meeting are available for public inspection immediately upon distribution in the Community Development Department during normal business hours from Monday through Thursday, 7:00 a.m. - 6:00 p.m. and on the City’s website. Final determinations of the Planning Commission may be appealed to the City Council within 10 days of the next regular City Council meeting date. If the 10th day falls on a Friday or City holiday, the appeal deadline is extended to the next City business day. Appeals shall be in written form and filed with the City Clerk's office, accompanied by an appeal fee. The City Clerk will set the appeal for public hearing before the City of Hermosa Beach City Council at the earliest date possible. If you challenge any City of Hermosa Beach decision in court, you may be limited to raising only those issues you or someone else raised at the public hearing described on this agenda, or in a written correspondence delivered to the Planning Commission at, or prior to, the public hearing. To comply with the Americans with Disabilities Act (ADA) of 1990, Assistive Listening Devices will be available for check out at the meeting. If you need special assistance to participate in this meeting, please call or submit your request in writing to the Community Development Department at (310) 318-0242 at least 48 hours (two working days) prior to the meeting time to inform us of your needs and to determine if/how accommodation is feasible. 1 1. Pledge of Allegiance 2. Roll Call 3. Oral / Written Communications Anyone wishing to address the Commission regarding a matter not related to a public hearing on the agenda may do so at this time. Section I Consent Calendar 4. Approval of the December 1, 2010 action minutes 5. Resolution(s) for consideration a) Resolution P.C. 11-1 denying a Conditional Use Permit amendment to delete or modify the condition restricting the number of televisions at an existing restaurant with on-sale general alcohol and live entertainment, at 22 Pier Avenue, Watermans Hb. b) Resolution P.C. 11-2 approving a Parking Plan to classify a new food establishment (Subway Sandwiches) as a ‘snack shop’ for purpose of calculating parking requirements at 136 Pier Avenue. THE RECOMMENDATIONS NOTED BELOW ARE FROM THE PLANNING STAFF AND ARE RECOMMENDATIONS ONLY. THE FINAL DECISION ON EACH ITEM RESTS WITH THE PLANNING COMMISSION. PLEASE DO NOT ASSUME THAT THE STAFF RECOMMENDATION WILL BE THE ACTION OF THE PLANNING COMMISSION. Section II Public Hearing(s) 6. PDP 10-11 -- Precise Development Plan to construct a surface public parking lot with 35 spaces on a vacant lot at 1429 Hermosa Avenue (Note: sign variance request has been withdrawn) (Continued from the December 1, 2010 meeting). Staff Recommended Action: To adopt the resolution approving subject Precise Development Plan. 7. CUP 10-11 -- Conditional Use Permit Amendment to convert space within the parish school building to a preschool, add a 1,700 square foot outdoor pre-school play area, and convert two residences to office space, by consolidating the properties encompassing the church, parish school building and two residences into one parcel (Our Lady of Guadalupe Church) at 320/440 Massey Street; 234/244 Prospect Avenue; 1225/1239 5th Street (continued from the December 1, 2010 meeting). Staff Recommended Action: To continue to the February 15, 2011 meeting as requested by the applicant. 2 8. CUP 11-2 / PARK 11-2 -- Conditional Use Permit to establish an educational service (tutoring) within a 6,400± square foot tenant space with a maximum 35 students and Parking Plan Amendment to allow less than required parking using shared parking at Hermosa Pavilion, 1601 Pacific Coast Highway, Space 265 (Fusion Academy and Learning Center). Staff Recommended Action: To adopt the resolution approving subject Conditional use Permit and Parking Plan Amendment. 9. CUP 11-1 / PARK 11-1 -- Conditional Use Permit to allow on-sale beer and wine and approximately 1,000 square foot outdoor dining area in conjunction with a new restaurant (‘The Counter’, to be located in the space now occupied by El Pollo Loco at 719 Pier Avenue), operating from 11:00 a.m. to 10:00 p.m. Sunday through Thursday and 11:00 a.m. to 12:00 midnight on Friday and Saturday, and Parking Plan Amendment to allow less than required parking based on shared consolidated parking at Plaza Hermosa Shopping Center at 703-719 Pier Avenue. Staff Recommended Action: To adopt the resolutions approving subject Parking Plan Amendment and Conditional Use Permit to allow outdoor dining and denying the request for on-sale beer and wine after 10:00 p.m. on Friday and Saturday in conjunction with a proposed restaurant. 10. ZON 11-1 -- Zone change from Light Manufacturing (M-1) to Two-Family Residential (R-2) to bring the zoning into consistency with the General Plan on a 3,710± square foot lot at 623 3rd Street. Staff Recommended Action: To adopt a resolution recommending the City Council approve subject zone change from M-1 to R-2. Section III Hearing 11. S-4 -- Request to deem sign displays covering 1,800± square feet of surface area on three sides of a building as murals at 2461 Pacific Coast Highway, Spyder Surfboards. Staff Recommended Action: To deny the request to deem the subject displays as ‘murals’ by minute order. Section IV 12. Staff Items a. Discussion of policy on re-noticing project applications. b. Discussion of outdoor and open air dining. c. Tentative future Planning Commission agenda. d. Community Development Department activity reports of November, 2010. 13. Commissioner Items 14. Adjournment 3 ACTION MINUTES OF THE PLANNING COMMISSION MEETING OF THE CITY OF HERMOSA BEACH HELD ON DECEMBER 1, 2010, 7:00 P.M., AT THE CITY HALL COUNCIL CHAMBERS All public testimony and the deliberations of the Planning Commission can be viewed on the City’s web site at www.hermosabch.org, On-Demand Video of City Meetings The meeting was called to order at 7:00 P.M. by Chairman Allen. 1. Pledge of Allegiance 2. Roll Call Present: Commissioners Darcy, Hoffman, Perrotti, Pizer and Chairman Allen Absent: None Also Present: Community Development Director Ken Robertson Senior Planner Pamela Townsend Assistant City Attorney Lauren Feldman Assistant Planner Eva Choi 3. Oral / Written Communication - Anyone wishing to address the Commission regarding a matter not related to a public hearing on the agenda may do so at this time. Section I CONSENT CALENDAR 4. Approval of the November 16, 2010 action minutes. ACTION: To approve the above minutes as presented. Motion by Commissioner Perrotti, seconded by Commissioner Hoffman. The motion carried by a unanimous vote. 5. Resolution(s) for approval a) Resolution P.C. 10-17 approving a Conditional Use Permit amendment to modify the floor plan and add outdoor dining (a covered open air dining area within the existing building footprint) and a walk-up window in conjunction with a restaurant with on-sale beer and wine (replacing “Ragin Cajun Café”) and an existing parking plan at 420 - 422 Pier Avenue. ACTION: To adopt the above Resolution P.C. 10-17 approving a Conditional Use Permit amendment at 420-420 Pier Avenue. Motion by Commissioner Hoffman, seconded by Commissioner Perrotti. The motion carried by a unanimous vote. Planning Commission Action Minutes December 1, 2010 1 Section II PUBLIC HEARING(S) 6. PDP 10-11 / VAR 10-2 -- Precise Development Plan and Sign Variance to construct a surface public parking lot and a 12-foot high freestanding sign with a 17± square foot illuminated double-faced sign (including a 7± square foot electronic moving message display) on a vacant lot in the C-2 zone, at 1429 Hermosa Avenue (continued from the November 16, 2010 meeting). Staff Recommended Action: To continue to the January 18, 2011 meeting as requested by the applicant. ACTION: To continue to a future date with full noticing paid by the applicant. MOTION by Chairman Allen, seconded by Commissioner Pizer. The motion carried as follows: AYES: Comms. Darcy, Perrotti, Pizer, Chmn. Allen NOES: Comm. Hoffman ABSENT: None ABSTAIN: None 7. CUP 10-11 -- Conditional Use Permit Amendment to convert space within the parish school building to a preschool, add a 1,700 square foot outdoor pre-school play area, and convert two residences to office space, by consolidating the properties encompassing the church, parish school building and two residences into one parcel (Our Lady of Guadalupe Church) at 320/440 Massey Street; 234/244 Prospect Avenue; 1225/1239 5th Street. Staff Recommended Action: To adopt the resolution approving subject Conditional Use Permit Amendment. ACTION: To continue to the January 18, 2011 meeting and recommend that the applicant consider relocating the pre-school playground area. MOTION by Commissioner Hoffman, seconded by Commissioner Darcy. The motion carried as follows: AYES: Comms. Darcy, Perrotti, Hoffman, Pizer, Chmn. Allen NOES: None ABSENT: None ABSTAIN: None 8. PARK 10-7 / PDP 10-12 -- Parking Plan Amendment to change the allocation of uses from a mix of retail, storage, office and snack shop to all office with less than required parking and Precise Development Plan Amendment for minor modifications to exterior architectural features at 338-400 Pier Avenue. Staff Recommended Action: To adopt the resolution approving subject Parking Plan and Precise Development Plan Amendments. Planning Commission Action Minutes December 1, 2010 2 ACTION: To adopt a resolution approving subject Parking Plan Amendment with following modifications: 1) Section 3, Finding No.1, to delete original finding and replace with “The parking plan will be revised to provide additional parking spaces in tandem, with an attendant as required.” 2) Section 4, adding Finding No. 3 to reduce the impacts to residents, light shall be modified to fully conform to SPA-11 requirements. 3) Section 6, Conditions of Approval No. 2 to state “A deviation from parking standards is based, in part, on revision of parking plans to designate five (5) parking spaces in tandem, with provision for an attendant when use of tandem spaces is required to meet parking demand. The uses of the buildings shall be substantially consistent with submitted plans reviewed by the Planning Commission on December 1, 2010 and any change in allocation of space deducted from parking demand shall be reviewed and approved by the Planning Commission.” 4) Section 6, Condition No. 4 to add “All exterior lighting shall be modified to conform to SPA-11 requirements.” and 5) Any other clarifications to be consistent with the changes. MOTION by Commissioner Hoffman, seconded by Chairman Allen. The motion carried as follows: AYES: Comms. Darcy, Hoffman, Perrotti, Chmn. Allen NOES: Comm. Pizer ABSENT: None ABSTAIN: None 9. CUP 10-12 -- Conditional Use Permit Amendment to delete or modify the condition restricting the number of televisions at an existing restaurant with on-sale general alcohol and live entertainment (Watermans Hb) at 22 Pier Avenue. Staff Recommended Action: To direct staff as deemed appropriate. ACTION: To direct staff to return with a resolution denying subject Conditional Use Permit Amendment. MOTION by Commissioner Hoffman, seconded by Commissioner Perrotti. The motion carried as follows: AYES: Comms. Darcy, Hoffman, Perrotti, Pizer, Chmn. Allen NOES: None ABSENT: None ABSTAIN: None 10. PARK 10-8 -- Parking Plan to classify a new food establishment (Subway) as a ‘snack shop’ for the purpose of calculating parking requirements and to include possible payment of an in-lieu fee for less than required parking at 136 Pier Avenue. Staff Recommended Action: To direct staff to return with a resolution based on one of the following options: 1) Deny the Parking Plan on the basis that the use is a restaurant and shall be parked at the restaurant parking standard; or 2) Approve a Parking Plan finding that the use is a restaurant, less than required parking is merited due to the parking characteristics of the proposed use, and in-lieu fees shall be paid for the remaining parking demand. Planning Commission Action Minutes December 1, 2010 3 ACTION: To direct staff to return with a resolution approving a Parking Plan, finding that the use is a “snack shop” and that parking be based on the retail requirement, allowing the proposed conversion of the existing retail space to “snack shop” without any additional parking or the payment of in-lieu fees. MOTION by Commissioner Hoffman, seconded by Commissioner Pizer. The motion carried as follows: AYES: Comms. Darcy, Hoffman, Pizer, Chmn. Allen NOES: Comm. Perrotti ABSENT: None ABSTAIN: None 11. TEXT 10-8 -- Zone Text Amendment to modify regulations regarding educational facilities in the C-3 zone and zones that allow C-3 uses. Staff Recommended Action: To adopt the resolution recommending the City Council adopt an ordinance amending the definition and standards for educational institutions. ACTION: To adopt a resolution recommending to the City Council the subject zoning Text Amendment as presented. MOTION by Chairman Allen, seconded by Commissioner Darcy. The motion carried as follows: AYES: Comms. Darcy, Hoffman, Perrotti, Pizer, Chmn. Allen NOES: None ABSENT: None ABSTAIN: None 12. TEXT 10-9 -- Zone Text Amendment to add provisions for ‘reasonable accommodation’ for persons with disabilities seeking equal access to housing. Staff Recommended Action: To adopt the resolution recommending the City Council adopt an ordinance adding provisions for reasonable accommodation. ACTION: To adopt a resolution recommending to the City Council the subject zoning Text Amendment as presented. MOTION by Commissioner Perrotti, seconded by Commissioner Pizer. The motion carried as follows: AYES: Comms. Darcy, Hoffman, Perrotti, Pizer, Chmn. Allen NOES: None ABSENT: None ABSTAIN: None Planning Commission Action Minutes December 1, 2010 4 Section III 13 PDP 10-13 -- Planned Development Permit for construction of new safety fencing and netting as part of the Little League’s improvements to the ball fields at Clark Field at 861 Valley Drive. Staff Recommended Action: To adopt the resolution approving subject Planned Development Permit. ACTION: To adopt a resolution approving subject Planned Development Permit. MOTION by Commissioner Hoffman, seconded by Commissioner Perrotti. The motion carried as follows: AYES: Comms. Darcy, Hoffman, Perrotti, Pizer, Chmn. Allen NOES: None ABSENT: None ABSTAIN: None Section IV 14. Staff Items a. Tentative future Planning Commission agenda. b. Community Development Department activity reports of October, 2010. 15. Commissioner Items 16. Adjournment The meeting was formally adjourned at 10:21 P.M. CERTIFICATION I hereby certify that the foregoing Minutes are a true and complete record of the action taken by the Planning Commission of Hermosa Beach at the regularly scheduled meeting of December 1, 2010. ______________________________ ____________________________ Kent Allen, Chairman Ken Robertson, Secretary ______________________ Date Planning Commission Action Minutes December 1, 2010 5 P.C. RESOLUTION NO. 11-1 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, DENYING A CONDITIONAL USE PERMIT AMENDMENT TO DELETE OR MODIFY THE CONDITION RESTRICTING THE NUMBER OF TELEVISIONS AT AN EXISTING RESTAURANT WITH ON- SALE GENERAL ALCOHOL AND LIVE ENTERTAINMENT, AT 22 PIER AVENUE, "WATERMAN’S HB," LEGALLY DESCRIBED AS LOT 6, BLOCK 12, HERMOSA BEACH. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed by Jeffrey Allan Bellandi, seeking amendment of a Conditional Use Permit (CUP) by eliminating Condition 3.2 of City Council Resolution 09-6654 to eliminate the cap on number of televisions. Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for Conditional Use Permit Amendment 10-12 on December 1, 2010 at which time testimony and evidence, both oral and written, was presented to and considered by the Planning Commission. Section 3. Based on the testimony and evidence received, the Planning Commission makes the following factual findings: 1. The site is located on Pier Plaza and is zoned C-2. 2. The existing restaurant with general alcohol and live entertainment operates under a Conditional Use Permit that permits on-sale general alcohol and live entertainment. 3. Hours of operation under the Conditional Use Permit are 7:00 a.m.–12:00 midnight Sunday-Wednesday, and 7:00 p.m. to 1:00 p.m. the following morning on Thursday through Saturday nights, and specified holidays. The Alcoholic Beverage Control License restricts operating hours to 11 a.m. to 2:00 a.m. daily. (Live entertainment is governed by other hours.) 4. There are currently 12 establishments with beer and wine and 25 with general alcohol, plus two establishments that serve beer and wine and close by 10:00 p.m., in the downtown area (Pier Plaza, Hermosa and Upper Pier Avenue). 5. The Planning Commission conducted revocation/modification proceedings for what was then known as ‘Dragon’ in 2008, due to a pattern of noncompliance with its CUP, and determined that the business demonstrated a pattern of noncompliance with its operating conditions and was detrimental to the public safely and welfare because it emphasized late night bar/lounge activity. The Commission modified Dragon’s CUP via Resolution 08-28 by imposing limits on hours for alcohol service, live entertainment and operations, 1 and added a condition limiting the number of televisions to four (4), in order to promote the use of the property as a full service restaurant, with alcohol and entertainment as incidental uses. On appeal, the City Council sustained the decision via Resolution 08- 6601 but allowed an increase in the number of televisions to eight (8). 6. On February 17, 2009, the Planning Commission approved Resolution 09-3, amending then Dragon’s CUP by reinstating a portion of operating and live entertainment hours rescinded through CUP modification hearings and allowing other minor changes to operations, finding that the applicant had improved business operations resulting in a significant drop in police calls, no overcrowding violations, and conformance with food to alcohol sales ratio. The City Council reviewed and sustained that decision via City Council Resolution 09-6654. 7. In 2009 and 2010, the City granted Watermans HB’s request to modify some elements of its CUP, but maintained the limit on number of televisions. Currently, City Council Resolutions 09-6654 and 10-6709 are operative. Condition 3.2 of City Council Resolution 09-6654 maintains the limit of eight (8) televisions. Section 4. Based on the foregoing factual findings the Planning Commission makes the following findings pertaining to the application for a Conditional Use Permit Amendment pursuant to Subsections A, H, I, J and K of Section 17.40.020 of the Municipal Code: 1. The City’s downtown area continues to have an over-abundance of alcohol serving establishment including restaurants that assume the character of a nightclub/bar/sports bar at various times. In 2008, the City conducted revocation/modification proceedings for several establishments including then-Dragon due to a pattern of noncompliance with operating conditions determined to be detrimental to the public safely and welfare. The emphasis on late night bar/lounge activity at then-Dragon individually and other on-sale establishments within the downtown area led to noise, overconsumption of alcohol, other disturbances to the community, and need for increased police services on Pier Plaza, within the downtown and within nearly neighborhoods. The City Council by Resolution 08-28 modified then-Dragon’s CUP via by imposing limits on hours for alcohol service, live entertainment and operations, and adding a condition limiting the number of televisions in order to promote the use of the property as a full service restaurant with alcohol and entertainment as incidental uses, and thereby reducing adverse impacts. 2. In 2009 and 2010, the City considered amendments to Watermans CUP, including number of televisions and maintained the limit of eight televisions. Number and size of TVs are two of various factors (such as such as ambiance and level of control that management exhibits through its menu, alcoholic beverage service, choice of entertainment, background music, dress code, security, floor plan, furnishings and décor, and TV placement and size) that collectively contribute to an environment that focuses on activities other than sit-down restaurant use, such as sports bars which can be associated with noise, overconsumption of alcohol, other disturbances to the community, and need for increased police services. To control these impacts, the City has placed limits on televisions in the subject establishment as well as other restaurants with a variety of closing times. 2 3. Watermans HB is permitted as a restaurant with general alcohol and live entertainment, closing at midnight on weekdays and 1:00 a.m. on weekends and holidays. The floor plan, with bar and bar height tables, together with hours of operation, general alcohol and provision of live entertainment, are indicative of establishments that exhibit the characteristics of a restaurant during the day and of a bar/nightclub/sports bar in the evening; therefore it is appropriate to maintain a limitation on number of televisions and similar devices to reduce potential impacts to nearby businesses, the surrounding areas, and City services. 4. Based on a history of negative impacts in the downtown area relating to on-sale establishments, maintaining the limitation on televisions maintains controls on causal elements and is consistent with City Council policy of limiting concentration and intensification of on-sale establishments in the downtown to curb the abovementioned secondary impacts. Section 5. Based on the foregoing, the Planning Commission hereby denies the request for Conditional Use Permit Amendment 10-12 to eliminate Condition 3.2 set forth in City Council Resolution 09-6654. Section 6. Pursuant to Section 15270 of the 'Guidelines for Implementation of the California Environmental Quality Act (CEQA), Title 14 of the California Code of Regulations, the project is not subject to CEQA because CEQA does not apply to projects which a public agency rejects or disapproves. Section 7. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: Comms.Darcy,Hoffman,Perrotti,Pizer,Chmn.Allen NOES: None ABSTAIN: None ABSENT: None CERTIFICATION I hereby certify the foregoing Resolution P.C. No. 11-1 is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California at its regular meeting of December 1, 2010 and memorialized on January 18, 2011. Kent Allen, Chairman Ken Robertson, Secretary January 18, 2011 Date f:\b95\cd\pc\2011\01-18-11\22 Pier Ave-CUPA Resolution for adoption 12 27 10 3 P.C. RESOLUTION 11-2 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF HERMOSA BEACH, CALIFORNIA, APPROVING A PARKING PLAN TO CLASSIFY A NEW FOOD ESTABLISHMENT (SUBWAY SANDWICHES) AS A ‘SNACK SHOP’ FOR PURPOSE OF CALCULATING PARKING REQUIREMENTS AT 136 PIER AVENUE, LEGALLY DESCRIBED AS A PORTION OF LOTS 13-15, AND NW 10 FEET AND NE 50 FEET OF SE 30 FEET OF LOT 6, BLOCK 35, FIRST ADDITION TO HERMOSA BEACH. The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows: Section 1. An application was filed by Amir and Hania Yazdi seeking approval for a Parking Plan to classify a new food establishment (Subway Sandwiches) as a 'snack shop' for purpose of calculating parking requirements and if deemed necessity to include the possible payment of an in-lieu fee for any remaining parking deficiency at 136 Pier Avenue (being the western half of the tenant space previously occupied by ReStyle at 136-138 Pier Avenue). Section 2. The Planning Commission conducted a duly noticed public hearing to consider the application for a Parking Plan 10-8 on December 1, 2010, at which time the Staff Report and testimony and evidence, both written and oral, was presented to and considered by the Planning Commission. Section 3. Based on the Staff Report, testimony and evidence received, the Planning Commission makes the following factual findings: 1. The site is zoned Specific Plan Area No. 11 (SPA-11) which allows the food establishments of various types and reduction in parking requirements in accordance with a Parking Plan. 2. The applicant requests to convert the west half of an existing retail use comprising 912 square feet within an existing 6,843 square foot building to a Subway Sandwiches business with less than required parking. 3. Business hours are proposed to be 7:00 a.m. to 12:00 midnight daily. Peak business is between 11:30 a.m. to 2:00 p.m. daily and 75% to 80% of customers orders are projected to be carry-out. 4. The business is proposed to be operated consistent with the definition of a 'snack shop' per H.B.M.C. Section 17.04.050 because the establishment will have only nine seats, a counter for ordering with limited menu excluding alcoholic beverages, will not offer sit-down table service, and will largely consist of assembling pre-prepared items into sandwiches together with provision of pre- packaged sides, heating pre-made bread dough, and no cook top or Type 1 range hood or cooking equipment that requires a Type 1 hood is proposed. 5. The premises is currently nonconforming to parking requirements for retail use as one off-street parking space is located to the rear of the tenant space. Section 4. Based on the foregoing, the Planning Commission makes the following findings: 1. The business is appropriately classified as a ‘snack shop’ per H.B.M.C. Section 17.04.050 because the establishment will have only nine seats, will not offer sit-down table service, no wait- staff or service of nonalcoholic beverages will be provided, the ‘dining room’ floor area consists 1 of less than 250 square feet, the menu is limited and will largely consist of assembling pre-prepared items (bread is thawed and baked) into sandwiches together with provision of pre-packaged sides, and no cook top or Type 1 range hoods or cooking equipment that requires a Type 1 hood is proposed. 2. Pursuant to H.B.M.C. Sections 17.44.030(O) and 17.44.210, the retail commercial parking standard (one space per 250 square feet of gross floor area) is appropriate for this use and pursuant to Section 17.52.035 the retail use of this building can be continued with no additional parking because: A. Parking duration for each customer is short because sandwiches are assembled from pre- cooked ingredients, seating is limited, an estimated 75% to 80% of the business is carry- out with an order-to-pay time of under 3 minutes, and as a franchised fast food type business the city is assured that the business will operate as proposed. B. Parking in on-street spaces and in public lots is typically abundant during the peak business hours, 11:30 a.m. to 2:00 p.m. C. As a fast food type business, Subway is not a destination business and does not generate a high number of single purpose trips. It is expected to be a walking destination for people who are already in the downtown where a stop at the business represents one of several stops during one visit to the downtown. It is unlikely that customers will drive to Subway when parking is at premium since there are three other Subways within a two mile radius. D. Based on the above, the proposed use is a continuation of the prior retail use with respect to parking requirements and is not an expansion of the prior use. Under Section 17.52.035.D, no additional parking is required. Section 5. The project is Categorically Exempt from the California Environmental Quality Act per Guidelines, Section 15303, Class 3(c) New Construction or Conversion of Small Structures as the infill project is located in an urbanized area, only 921 square feet of interior space, involves no exterior alterations, and all necessary public services, access and facilities are available. Section 6. Based on the foregoing, the Planning Commission hereby approves Parking Plan 10-8, subject to the following Conditions of Approval: 1. The floor plan shall be substantially consistent with the plan approved by the Planning Commission on December 1, 2010. Minor modifications to the plans required to comply with project conditions or codes may be approved by the Community Development Director. 2. Dining shall be limited to seating/dining in the area shown for said use on the floor plan, for not more than 12 persons. The use shall further comply with the requirements of a 'snack bar' as defined in the Hermosa Beach Municipal Code Section 17.04.050, including no waiter/waitress table service except queuing, (intermittent delivery of purchased goods), shall not serve full meals or have a kitchen capable of serving meals, prohibition on Type 1 range hoods and equipment requiring a Type 1 hoods (microwave and warming ovens may use used), and no alcoholic beverages are allowed. 2 3. The parking space to the rear of the tenant space shall be clearly striped and maintained free of clutter or impediments so that it may be utilized for parking. 4. Hours of operation are limited to 7:00 a.m. to 12:00 midnight. 5. The use shall comply with all requirements of Hermosa Beach Municipal Code Chapter 8.44 and the following: A. A floor mat wash area shall be provided, in addition to the mop sink. B. The runoff from washing and/or rinsing of snack bar tables, equipment, floor mats, food preparation utensils and other coverings, shall drain to the sewer system only and shall under no circumstances drain to the stormwater system. C. The premises shall be maintained in a neat, clean, litter and graffiti-free manner at all times, and adequate trash containers shall be provided within the establishment to reduce litter and contaminants on the public right of way. 6. The improvements and the operation shall comply with all requirements of the Los Angeles County Health Department, and Hermosa Beach Building, Fire and Public Works Departments. 7. No elements associated with the use or its construction shall encroach onto the public right of way without written permission from the City of Hermosa Beach, including issuance of an Encroachment Permit if required. 8. The improvements and the operation shall comply with all requirements of the Municipal Code, including but not limited to the SPA-11 zone, provision of solid waste facilities/containers adequate for the use and fully screened in compliance with Municipal Code Section 8.12.220, water conservation requirements in Chapter 8.56, and food facility inspections in Section 8.04.030, and sign regulations in Chapter 17.50 and 17.38. 9. The subject property shall be developed, maintained and operated in full compliance with the conditions of this grant and any law, statute, ordinance or other regulation hereafter adopted that is applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these conditions. 10. Approval of this permit shall expire twelve (12) months from the date of approval by the Planning Commission, unless significant construction or improvements or the use authorized hereby has commenced. One or more extensions of time may be requested. No extension shall be considered unless requested, in writing to the Community Development Director including the reason therefore, at least 60 days prior to the expiration date. No additional notice of expiration will be provided. Section 7. This grant shall not be effective for any purposes until the permittee and the owners of the property involved have filed at the office of the Planning Division of the Community Development Department their affidavits stating that they are aware of, and agree to accept, all of the conditions of this grant. The Parking Plan shall be recorded, and proof of recordation shall be submitted to the Community Development Department prior to the issuance of a building permit. 3 Each of the above conditions is separately enforced, and if one of the conditions of approval is found to be invalid by a court of law, all the other conditions shall remain valid and enforceable. To the extent permitted by law, Permittee shall defend, indemnify and hold harmless the City of Hermosa Beach, its City Council, its officers, employees and agents (the “indemnified parties”) from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void any permit or approval for this project authorized by the City, including (without limitation) reimbursing the City its actual attorneys fees and costs in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. The permittee shall reimburse the City for any court and attorney's fees which the City may be required to pay as a result of any claim or action brought against the City because of this grant. Although the permittee is the real party in interest in an action, the City may, at its sole discretion, participate at its own expense in the defense of the action, but such participation shall not relieve the permittee of any obligation under this condition. The subject property shall be developed, maintained and operated in full compliance with the conditions of this grant and any law, statute, ordinance or other regulation applicable to any development or activity on the subject property. Failure of the permittee to cease any development or activity not in full compliance shall be a violation of these Conditions. Section 8. Pursuant to the Code of Civil Procedure Section 1094.6, any legal challenge to the decision of the Planning Commission, after a formal appeal to the City Council, must be made within 90 days after the final decision by the City Council. VOTE: AYES: Comms.Darcy,Hoffman,Pizer,Chmn.Allen NOES: Comm.Perrotti ABSTAIN: None ABSENT: None CERTIFICATION I hereby certify the foregoing Planning Commission Resolution 11-2 is a true and complete record of the action taken by the Planning Commission of the City of Hermosa Beach, California at its regular meeting of December 1, 2010 and memorialized on January 18, 2011. Kent Allen, Chairman Ken Robertson, Secretary January 18, 2011 Date f:\b95\cd\pc\2011\01-18-11\ 136 pier ave parking plan- subway resolution for adoption 12 27 10. 4 Revised Parking Study for Proposed Fusion Academy & Learning Center at Hermosa Beach Pavilion 1601 Pacific Coast Highway Hermosa Beach, CA Prepared for: Prepared by: MINAGAR & ASSOCIATES, INC. ITS – Traffic Engineering – Transportation Planning Consultants 18662 MacArthur Blvd., Airport Business Center, Suite 435 Irvine, CA 92612 Tel: (949)727-3399 Fax: (949)727-4418 Web: www.minagarinc.com Email: minagarf@minagarinc.com January 12, 2011 City of Hermosa Beach Community Development Department Civic Center 1315 Valley Drive Hermosa Beach, CA 90254 REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 1601 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City of Hermosa Beach, CA 2 January 12, 2011 Revised Parking Study For Fusion Academy & Learning Center Hermosa Beach Pavilion 1601 Pacific Coast Highway Hermosa Beach, California 90254 Prepared for: Community Development Department City of Hermosa Beach Prepared by: January 12, 2011 REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 1601 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City of Hermosa Beach, CA 3 January 12, 2011 TABLE OF CONTENTS Sections 1 - Introduction 4 2 - Existing Parking Requirements 8 City Standards 8 3 - Parking Utilization 9 4 - Parking Adequacy 16 4.1 - Per Anticipated Enrollment and Staffing 16 4.2 - Per City Code 18 4.3 – Per ITE Land Use Code (536) 18 5 - Conclusions 21 Figures 1 – Project Vicinity Map 7 Tables 1 – Existing Land Uses 6 2 – Parking Utilization for Tuesday October 26, 2010 11 3– Parking Utilization for Wednesday October 27, 2010 12 4– Parking Utilization for Thursday October 28, 2010 13 5– Parking Requirements/ Demand 20 6– Future Parking Space Utilization with Full Building Occupancy Conditions 24 REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 1601 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City of Hermosa Beach, CA 4 January 12, 2011 1 - Introduction This report summarizes the results of the current parking utilization and an analysis for a parking survey conducted on Tuesday, Wednesday and Thursday October 26th, 27th, and 28th, 2010 respectively, for the proposed Fusion Academy & Learning Center to be located in Suite 265 at Hermosa Beach Pavilion (HBP) at 1601 Pacific Coast Highway. Figure 1 shows the vicinity of the proposed project. The parking study includes a review of current parking requirements based upon the Municipal Code of the City of Hermosa Beach (see Appendix A for full parking code), an analysis showing the existing parking utilization at the HBP, incorporates all the applicable and relevant methodologies utilized in similar parking studies for the HBP performed by Walker Parking Consultants in 2008 and by Linscott Law and Greenspan (LLG) Engineers in 2006 and a survey of existing parking utilization for a similar Fusion Academy project currently operating within an office-park setting in the City of Solana Beach (see Appendix B for survey sheets). Fusion Academy is an alternative private tutoring facility, providing one-on-one tutoring, a college-preparation curriculum, and flexible scheduling for students between the grades of 6 and 12. Fusion Academy has been in operation in Solana Beach (County of San Diego) for 20 years, and proposes to build a similar facility in the City of Hermosa Beach. This site will include offices, tutoring stations, and a Homework Café. The Homework Café serves as a studying room and a waiting area. The “Homework Café” is not intended to sell any served beverages or food. The proposed Fusion Academy is anticipated to operate under varying, staggered schedules for tutors and students in a professional setting. The facility operates over the course of 13 hours each weekday, spreading out overall vehicle trips throughout the day. In addition, due to its proposed use as a tutoring facility, the site will not include any outdoor recreational areas. Students are expected to arrive on campus for classes, and then leave once their individual classes and homework for the day are complete. Use of Fusion Academy is by appointment only, so students would attend the facility only on REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 1601 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City of Hermosa Beach, CA 5 January 12, 2011 scheduled days. Given the age group of the attendees, not all students enrolled will be drivers (refer to Figure 2 for anticipated enrollment), and may be picked up or dropped off. The existing building facility where the proposed project would be located is called “Hermosa Beach Pavilion,” (HBP) and includes a number of tenants found in Table 1. The building at the subject location currently provides 114,030 square feet of leasable floor area, and shared parking, located within a multi-level parking structure. Levels 2 and 3 are completely underground, level 2 being the deepest underground, level 4 is subterranean, and levels 5 and 6 are completely above ground. The purpose of this parking study is to investigate and assess the shared parking demand for all land uses at the existing site and determine if the existing facility can accommodate future parking demands at full tenant building occupancy. Walker Parking Consultants provided a shared parking analysis in 2008 and similarly LLG Engineers provided a shared parking analysis in 2006 for the City of Hermosa Beach. In both studies similar methodologies, and City Codes and standards were applied in order to analyze the existing parking utilization of the parking facility. As requested by the City Planning Director, similar methodology was incorporated within this parking study wherever it was relevant and where the same City Codes and standards were applicable. The Walker and LLG parking studies represented existing occupancy at HBP and anticipated future utilization in terms of square footage and land use types. Existing and future peak demand was determined in this study based upon City Code, which determines parking demand based upon square footage or a student-to-parking demand ratio. As a comparative methodology and per the request of the City’s traffic engineer, the appropriate guidelines and standards provided in the 4th Edition of “Parking Generation” by the Institute of Transportation Engineers (ITE) were also applied through a similar approach, where peak parking demand is determined based on square footage or a student-to-vehicle ratio, as well. REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 1601 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City of Hermosa Beach, CA 6 January 12, 2011 Table 1 EXISTING LAND USE Northwest corner of 16th Street and Pacific Coast Highway Suite No. Tenant Approximate Building Area (SF) Approximate Percentage of Building Area 290 Premier Business Center (General Office) 290 Executive Suites (General Office) 290 M.J. Moore & Associates Inc. (General Office) 290 Law office of Michael S. Goergen (General Office) 290 Sageview Advisory Group LLC (General Office) 290 Sortino Investment Management LLC (General Office) 290 Plus One Media (General Office) 290 Dana Kankolenski Physical Therapy (General Office) 275 Online Media Diva Inc. (General Office) - Keller Williams Realty Beach Cities (Vacant-General Office) 265 Street Consulting (General Office) 245 Coast Capital Group (General Office) 20,353 18% 280 Day Spa (Vacant) 13,038 11% 245 Vida Tea LLC (Retail) 912 1% - Vacant Retail 8,642 7% - Ideal 55 Wine Storage Co. (Storage) 15,600 14% - Auditorium (Vacant) 3,036 3% 100 24 Hour Fitness 46,049 40% 265 Fusion Academy Project Floor Area 6,400 6% TOTAL LEASABLE LAND USES: 114,030 100% REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 1601 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City of Hermosa Beach, CA 7 January 12, 2011 Figure 1 REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 8 January 12, 2011 2 - Existing Parking Requirements City Standards In accordance with Chapter 17.44 (030), “Off Street Parking-Commercial and Business Uses,” in the City of Hermosa Beach Municipal Code, the site must provide the minimum number of parking spaces for the proposed land use type. This number incorporates the total demand of each individual land use during the peak hour, and at this site 713 parking spaces are required at full occupancy, according to the existing and the future land use types. This number does not take into account the hourly variation in demand for shared parking with respect to different land uses. The shared parking analysis used in the 2006 study by LLG took this hourly variation into account by conducting extensive surveys with HBP patrons and analyzing on- an off-street parking. In this current study the hourly variation was studied extensively and analyzed over 36 hours of data collection; parking demand was taken into particular consideration with respect to how it is affected by the presence of the 24-Hour Fitness facility occupying HBP. Fusion Academy & Learning Center offers tutoring in a professional office setting, and in response to the application by the Fusion Academy and Learning Center to establish an educational facility in the SPA-8 zone on the second floor of the HBP, the City’s Planning Commission adopted Resolution 10-19. The City’s recently revised Parking Code provides a rate of 1 space per 7 students for educational land uses such as tutoring centers. This new standard allows Fusion Academy to occupy 6,400 SF within the HBP without affecting the parking demand which was previously contingent upon leasable square footage to be occupied by the prospective tenant. Fusion Academy anticipates a maximum of 35 students at the facility at any given time, for a maximum demand of 5 student parking spaces (1 space per 7 students) plus staff parking. The parking demand generated at the facility operating in Solana Beach reveals that not all staff members are self-driven. On average, parking demand was generated by only 70% of faculty and staff present at the facility. Therefore, 19 out of 26 staff members will REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 9 January 12, 2011 utilize the parking facility. As a result a total of 24 parking stalls for faculty/staff and students combined would be required to accommodate the proposed Fusion Academy project. The landlord of the HBP provides 5 spaces per 1000 SF for tenants of the facility. This means that the 6,400 SF in HBP that the proposed Fusion Academy intends to lease, will be supplied with 32 spaces by the landlord. With the application of City Code, and the projected peak demand of 24 spaces by the proposed Fusion Academy, this means that the landlord is supplying Fusion Academy with more than sufficient parking space. In order to project a fully occupied condition for the building site, City Codes were applied on a square footage basis for the resultant vacant land-use types. The ensuing leasable vacancies are presumed to be an auditorium-type land use, spa-type land use, and the remaining as general retail. Thus, per the City’s Parking Code the auditorium’s 3,036 SF of vacant space would require 61 parking spaces, the spa’s 13,038 SF of vacant land use would require 52 parking spaces, and an additional 35 spaces would be needed to accommodate the remaining 8,642 SF of Retail space. A total of 172 parking spaces in addition to the current peak demand conditions are required to accommodate the parking demand acquired for the site by the proposed Fusion Academy project and the remainder of the building under fully-occupied conditions, per City code. Calculations are based upon City code and can be seen in detail by land use type in Appendix A and in Table 5. 3 - Parking Utilization The parking utilization study included the collection and analysis of data on the current off-street parking structure’s parking space supply at the location, as well as the utilization of parking spaces by the tenants in the existing land uses (predominantly general office, storage, and fitness center land uses). An hourly parking survey of the existing area was conducted on the typical weekdays of Tuesday, Wednesday and Thursday between the hours of 7:00AM and 7:00PM during the month of October, 2010 REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 10 January 12, 2011 (refer to Tables 2, 3 and 4). The surveyed parking structure facility contains a parking supply of 491 stalls, out of which 454 are standard shared parking spaces. The overall utilization rate of the mixed-use commercial center’s shared parking on these typical weekdays ranged between 23% (minimum) and 61% (maximum) between the hours of 7:00AM and 7:00PM from Tuesday to Thursday. The overall peak parking utilization/occupancy of 61% occurred at 7:00PM on Wednesday and included an accumulation of 301 occupied parking stalls out of 491 available parking stalls. Even though the parking structure offers parking spaces on the second level of the parking facility (level that is the deepest underground), it is revealed in the surveyed data that parking patrons do not utilize the lowest level. No cars parked on the second parking level after 36 hours of data collection. This parking level can accommodate 105 vehicles, and the level is accessible. It is possible that the patrons who use this parking structure do not desire to park on this level if parking space is available on the upper levels. The second level alone accounts for 21% of the available parking spaces and if the demand for parking spaces increased, this level would still provide available parking spaces. Tables 2, 3, & 4 summarize the existing parking utilization data for the site. REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 11 January 12, 2011 Table 2 Parking Utilization for Tuesday October 26, 2010 Level 2 Level 3 Level 4 Level 5 Level 6 Total: Percent Occupancy Supply: 105 spaces 119 spaces 81 spaces Handicap spaces 91 spaces Handicap spaces 95 spaces Handicap spaces 491 100% 7:00 AM 0 6 34 0 40 0 46 0 126 26% 8:00 AM 0 9 29 0 45 0 45 0 128 26% 9:00 AM 0 17 55 0 79 0 81 0 232 47% 10:00 AM 0 27 60 0 84 1 83 0 255 52% 11:00 AM 0 26 50 0 71 1 65 2 215 44% 12:00 PM 0 23 51 0 67 0 65 0 206 42% 1:00 PM 0 17 42 0 58 0 54 0 171 35% 2:00 PM 0 14 40 0 63 0 57 0 174 35% 3:00 PM 0 13 40 0 60 1 51 1 166 34% 4:00 PM 0 16 42 0 58 1 65 1 183 37% 5:00 PM 0 15 74 0 77 2 63 0 231 47% 6:00 PM 0 48 73 0 83 1 61 0 266 54% 7:00 PM 0 48 75 1 83 0 82 1 290 59% (Peak Hour) Underground Parking Subterranean Parking Above Ground Parking Average: 45% REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 12 January 12, 2011 Table 3 Parking Utilization for Wednesday October 27, 2010 Level 2 Level 3 Level 4 Level 5 Level 6 Total: Percent Occupancy Supply: 105 spaces 119 spaces 81 spaces Handicap spaces 91 spaces Handicap spaces 95 spaces Handicap spaces 491 100% 7:00 AM 0 3 28 0 49 0 35 0 115 23% 8:00 AM 0 4 26 1 53 0 39 1 124 25% 9:00 AM 0 26 72 1 80 0 83 0 262 53% 10:00 AM 0 52 70 2 81 1 79 2 287 58% 11:00 AM 0 37 53 0 65 1 72 0 228 46% 12:00 PM 0 26 41 0 69 0 61 1 198 40% 1:00 PM 0 23 43 1 47 0 54 0 168 34% 2:00 PM 0 15 39 0 44 0 48 0 146 30% 3:00 PM 0 14 36 0 53 1 61 0 165 34% 4:00 PM 0 18 51 0 58 1 71 0 199 41% 5:00 PM 0 21 58 0 75 2 73 1 230 47% 6:00 PM 0 39 70 0 73 1 81 2 266 54% 7:00 PM 0 59 77 0 84 0 81 0 301 61% (Peak Hour) Underground Parking Subterranean Parking Above Ground Parking Average: 46% REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 13 January 12, 2011 Table 4 Parking Utilization for Thursday October 28, 2010 Level 2 Level 3 Level 4 Level 5 Level 6 Total: Percent Occupancy Supply: 105 spaces 119 spaces 81 spaces Handicap spaces 91 spaces Handicap spaces 95 spaces Handicap spaces 491 100% 7:00 AM 0 3 34 2 57 0 48 1 145 30% 8:00 AM 0 6 32 1 53 2 52 0 146 30% 9:00 AM 0 16 54 0 74 0 81 1 226 46% 10:00 AM 0 24 56 0 80 1 71 2 234 48% 11:00 AM 0 27 55 0 73 2 80 2 239 49% 12:00 PM 0 21 41 0 68 0 58 1 189 38% 1:00 PM 0 22 42 0 45 0 52 1 162 33% 2:00 PM 0 14 29 0 58 0 46 0 147 30% 3:00 PM 0 13 43 0 51 1 54 0 162 33% 4:00 PM 0 17 59 0 65 0 72 0 213 43% 5:00 PM 0 19 62 0 78 0 71 0 230 47% 6:00 PM 0 28 75 1 78 1 76 1 260 53% 7:00 PM 0 35 73 0 77 0 71 2 258 53% (Peak Hour) Underground Parking Subterranean Parking Above Ground Parking Average: 44% REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 14 January 12, 2011 Tuesday Parking Utilization 5:00 PM 6:00 PM 7:00 PM 11:00 AM9:00 AM 10:00 AM 7:00 AM 8:00 AM 12:00 PM 1:00- 3:00 PM 4:00 PM 0 50 100 150 200 250 300 350 Time (7:00AM-7:00PM)Number of Spaces Occupied Wednesday Parking Utilization 5:00 PM 6:00 PM 7:00 PM 11:00 AM9:00 AM 10:00 AM 7:00 AM 8:00 AM 12:00 PM 1:00- 3:00 PM 4:00 PM 0 50 100 150 200 250 300 350 Time (7:00AM-7:00PM)Number of Spaces Occupied 61% 59% REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 15 January 12, 2011 Thursday Parking Utilization 5:00 PM 6:00 PM 7:00 PM 11:00 AM9:00 AM 10:00 AM 7:00 AM 8:00 AM 12:00 PM 1:00- 3:00 PM 4:00 PM 0 50 100 150 200 250 300 Time (7:00AM-7:00PM)Number of Spaces Occupied In order for the overall parking adequacy to be assessed for this facility, City Codes and standards must be considered for all existing and future land uses. As aforementioned (in Section 2), the vacant land uses treated as an auditorium, spa, and retail space in conjunction with the proposed Fusion Academy project, require 172 additional spaces under full building occupancy conditions. These conditions provide a worst-case scenario; i.e. if the peak parking demand for individual land uses was generated at the same time, how many spaces would need to be supplied in order to supply sufficient parking spaces. They do not however take into consideration shared parking nor the hourly variation in demand dependant upon the individual peak hours of activity for different land uses (such as the sudden peak in 24-Hour Fitness patrons after 5PM). Currently, the peak utilization of the parking facility occurs around 7PM and experiences a peak demand for 301 parking spaces. Since the structure provides 491 parking spaces, there will be ±18 vacant parking spaces during the peak hour of the peak day when full 53% REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 16 January 12, 2011 occupancy is considered in conjunction with existing peak demand. These conditions and actual utilization of the parking facility, as exemplified in Tables 2, 3, 4 and 5, reveal that the parking structure provides sufficient space per City Code in order to accommodate future parking demands with a surplus of 3.6% under full building occupancy conditions. The data also reveals a trend that begins around 5PM for the site, presumably when 24- Hour fitness experiences a peak in subscribed patrons, the parking demand spikes and averages around 52.7% overall. Yet during the hours before 5PM the site averages below 38% occupancy over a majority of the day. However, the hours of the tutoring center are spread over 13 hours of the day, from 8AM to 9PM and because of the scattered and individualized schedules of the Fusion Academy attendees, parking utilization is expected to be scattered and sporadic. The aforementioned conditions will ease the potential impact that the proposed tutoring center will have on the overall utilization of the shared parking structure. 4 - Parking Adequacy 4.1 - Per Anticipated Enrollment and Staffing from a Similar Facility in Solana Beach Fusion Academy & Learning Center anticipates a maximum of 35 students at the facility at a given time, ranging from grades 6-12. The students are expected to consist of approximately one-half 11th and 12th graders (presumably, drivers), and the other half grades 6-10 (non-drivers.) The proposed tutoring facility would include administrative offices, a Homework Café and twenty-two (22) tutoring offices for one-on-one tutoring sessions. During any given time, a maximum of 22 tutors will be actively tutoring up to 22 students during individualized one-on-on tutoring sessions. REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 17 January 12, 2011 In order to incorporate the parking demand generated by implementation of anticipated enrollment and staffing into the parking study, City standards had to be applied- based on a student-parking demand ratio. In December of 2010 the Hermosa Beach Planning Commission adopted Resolution 10-9 in response to the application by Fusion Academy and Learning Center to establish an educational facility in the SPA-8 zone on the second floor of HBP. City code provides that educational institutions require one parking space per seven (7) students plus adequate loading areas. Fusion Academy & Learning Center anticipates a maximum of 35 students at the facility at a given time and thus requires five (5) student parking spaces. Fusion Academy will also have a maximum of 26 actively working staff members on site: twenty-two (22) actively working tutors and four (4) administrative staff. The parking demand generated at the facility operating in Solana Beach reveals that not all staff members are drivers. On average, parking demand was generated by only 70% of faculty and staff present at the facility. Therefore, 19 out of 26 staff members will utilize the parking facility. A “worst case” parking scenario for this site would include about 24 parked vehicles: five (5) self-driven students, and nineteen (19) actively working (self-driven) faculty and staff. FIGURE 2 Anticipated Proportion of Grade Levels for Enrollment Based on the current parking utilization observed at the existing site, the project proposes a peak of 4.9% utilization, yielding a total of 166 vacant parking stalls during the peak hour of the peak day under current utilization conditions. REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 18 January 12, 2011 4.2 - Per City Code City Code requires future parking demand based upon square footage and land- use type to be determined for the resultant vacant land uses within the HBP. Given the worst case scenario, Fusion Academy will generate a parking demand for 24 parking spaces and the existing parking structure facility generates a current peak demand for 301 parking spaces. Thus, the parking facility reveals a surplus of 166 spaces during the current peak utilization period. By incorporating the demand of future tenants, 172 spaces are demanded by future tenants from the parking facility when the building attains full occupancy per City code (refer to Table 5) - including the demand generated by the proposed Fusion Academy. This allows for a future surplus of ±18 parking spaces (3.6%) under full building occupancy during the peak hour of the peak weekday. It is therefore determined that the existing site contains an adequate parking supply to accommodate the parking demand of 24 spaces for the proposed Fusion Academy based upon City Code. 4.3 - Per ITE Land Use Code (536) for Private Schools (K-12) As a comparative methodology, the City of Hermosa Beach’s Traffic Engineer requested the Institute of Transportation Engineer’s “Parking Generation: 4th Edition, 2010” to be incorporated. The Institute of Transportation Engineers (ITE) provides a database for parking studies, and this can also be referred to when considering parking supply and demand. The ITE land use code for “Private School” (numbered 536) was applied to the proposed tutoring center. The parking study for this land use rates parking supply and demand as a student to vehicle ratio. The average parking supply ratio was 0.4 vehicles per student and the demand ratio was 0.39 vehicles per student. With a maximum of 35 students present at the proposed Fusion Academy at a given time, 14 student parking spaces (at a rate of 0.4 spaces per student) are required to be supplied under ITE standards. ITE states that for all school uses, it is important to collect data on REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 19 January 12, 2011 the size of the building and total number of students, faculty and employees in order to accurately measure parking demand for the site. So in consideration with ITE’s database and the projected enrollment, the total number of parking stalls that would be required to supply the proposed Fusion Academy would be 14 student parking spaces, and an additional 19 spaces for faculty and administrative staff: a total of 33 parking stalls. To accommodate the future demand for office tenants, ITE’s codes for other land uses were also considered upon a square footage basis (found in Table 5). The land use code applied to the existing wine storage business was land use code (150) for “Warehousing,” since it is primarily a storage business. The required parking supply is 0.5 spaces per 1,000 SF for this type of land use therefore the 15,600 SF of Storage use requires a supply of 8 parking spaces. The land use code (820) for a Shopping Center was also used to measure the parking demand of future retail tenants. In the Hermosa Beach Pavilion, the typical tenant type is a small business or “General Office, hence the retail type chosen to describe the retail in Hermosa Beach Pavilion was the “Strip” as a type of commercial establishment. This land use acquires a demand of 10 parking spaces for every 1,000 square feet of leasable land. Therefore, the remaining 8,642 SF of retail space would require 86 spaces to accommodate future retail tenants. Since ITE has no land use type to satisfy the auditorium within the Hermosa Beach Pavilion, the 61 spaces demanded under City code were applied. The ITE standards revealed a total peak demand of 232 parking spaces for all combined future land use types. This leaves a deficit of 42 spaces (-8.6%) during the peak hour of the peak weekday. The ITE standards are particularly more conservative with respect to retail-land use parking demands in comparison with City standards. The demand generated is: 86 spaces per ITE standards and 35 spaces per City standards. It is important to consider which standards are more reflective of actual anticipated utilization for the vacant retail-land use, and then a decision should be made in regards to which standards should be applied: ITE or City Code. Therefore, Under ITE’s more conservative standards, it is anticipated that REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 20 January 12, 2011 the parking structure would not have adequate parking capacity to accommodate the future full capacity of the building. Table 5 summarizes Codes and compares the two methodologies (City and ITE codes) for determining the adequacy of the parking structure to accommodate full parking demands. Table 5 Parking Requirements/ Demand CITY CODE LAND USE SIZE (SF) CITY CODE REQUIREMENT REQUIRED PARKING 24-Hour Fitness 46,049 1 space per 100 SF 460 Storage 15,600 1 space per 1000 SF 16 General Retail 912 1 space per 250 SF 4 General Office 20,353 1 space per 250 SF 61 OCCUPIED Subtotal: 82,914 - 541 Spa 13,038 1 space per 250 SF 52 General Retail 8,642 1 space per 250 SF 35 Auditorium 3,036 20 spaces per 1000 SF 61 Fusion Academy Project (Educational Institution) 6,400 1 space per 7 Students 24 VACANT Subtotal: 31,116 - 172 TOTAL: 114,030 - 713 ITE STANDARDS LAND USE SIZE (SF) ITE REQUIREMENT REQUIRED PARKING 24-Hour Fitness (492) 46,049 5.7 spaces per 1000 SF 262 Storage (150) 15,600 0.5 spaces per 1000 SF 8 General Retail (820) 912 10 spaces per 1000 SF 1 General Office (701) 20,353 4 spaces per 1000 SF 61 OCCUPIED Subtotal: 82,914 - 332 Spa 13,038 *N/A *52 General Retail (820) 8,642 10 spaces per 1000 SF 86 Auditorium 3,036 *N/A *61 Fusion Academy/ Private School (536) 6,400 0.4 spaces per student 33 VACANT Subtotal: 31,116 - 232 TOTAL: 114,030 - 564 *N/A: No ITE Land Use Code; Municipal code was applied (536): ITE Corresponding Land Use Code REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 21 January 12, 2011 5 - Conclusions Based upon the findings of the above Peak Hour Parking Utilization Study and Survey, the following conclusions are derived regarding the parking demand and feasibility of the proposed Fusion Academy & Learning Center facility: 1. The existing site contains a number of first- second- and third-floor suite units. The proposed Fusion Academy project would occupy suite 265, a 6,400-SF second-level office unit in the Hermosa Beach Pavilion building; 2. The existing site provides a total of 491 parking spaces. During the peak hour of the peak weekday 301 of these parking spaces are used (61% maximum utilization), with 190 vacant parking spaces remaining under current conditions; 3. Prevailing peak parking conditions are expected to be affected significantly due to the membership activities of 24-Hour Fitness, located in the HBP. 24- Hour Fitness is required to be supplied on a square footage basis, a total of 460 spaces according to Municipal Code, whereas it is only required a supply of 262 parking spaces under ITE standards; 4. The data reveals a trend that begins around 5PM for the site, presumably when 24-Hour fitness experiences a peak in subscribed attendees, the parking demand spikes and averages around 52.7% overall. Yet during the hours before 5PM the site averages below 38% occupancy over a majority of the day; 5. Municipal code is more conservative in that it requires 713 spaces to encompass the range of parking demands from existing and future tenants before considering existing utilization. Only 564 parking spaces are required under ITE standards to encompass the same demands; (Refer to Table 5) REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 22 January 12, 2011 6. Since the existing peak demand reveals that only 301 spaces are utilized in the worst case scenarios, future tenant demands plus existing utilization is to be considered; 7. ITE standards are (59%) more conservative for Retail land uses (requiring a supply of 86 parking spaces), compared to the Municipal Code requirement of 35 spaces for the same land-use type; 8. The proposed Fusion Academy anticipates a maximum of 35 students and a maximum of 26 active faculty and staff members on site during a given time. Only 70% of faculty and staff will be drivers according to significant observation of a similar facility in current operation in Solana Beach; 9. Based on the City of Hermosa Beach’s “Resolution 10-19,” Zoning Text Amendment for an educational institution land use, the tutoring facility must provide 1 parking space per 7 students, plus faculty parking. The proposed Fusion Academy project would demand a minimum of 24 parking spaces: 5 student parking spaces plus 19 faculty/staff parking spaces in consideration that there will be 70% self-driven staff. In addition, the retail, auditorium, and spa land-use type future tenants plus Fusion Academy would demand at maximum of 172 parking spaces if the building reached full occupancy, allowing for a surplus of ±18 spaces (3.6%) during the peak hour of the peak weekday. It is therefore determined that the existing site contains an adequate parking supply to accommodate the parking demand of 24 spaces for the proposed Fusion Academy based upon City Code; 10. Based on ITE’s Database, a private school type facility with an anticipated enrollment of 35 students would produce a demand for 14 parking spaces. ITE states that for all school uses, it is important to collect data on the size of the building and total number of students, faculty and employees in order to REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 23 January 12, 2011 accurately measure parking demand. In consideration of student (14 spaces) and faculty/staff (19 spaces) parking demands combined, the proposed Fusion Academy would generate an overall peak demand of approximately 33 parking spaces, per ITE standards; 11. Under ITE land use code, a peak demand of 232 spaces would be generated by future tenants (including Fusion Academy) under full building occupancy; This leaves a deficit of 42 spaces (-8.6%) during the peak hour of the peak weekday. Under ITE’s more conservative standards, it is anticipated that the parking structure would not have adequate parking capacity to accommodate parking demands under the future full tenant occupancy of the building; 12. The main factor that contributes to the future full building occupancy parking deficiency of 42 spaces is the conservative ITE standards applied to the future retail land use in comparison with City Code standards for this same land-use type. (ITE requires a minimum supply of 86 parking spaces, while City Code requires only 35.) It is important to consider which standards are most representative of anticipated utilization for the currently vacant retail- land-use type, and then a decision should be made regarding which standards should be applied: ITE or City Code; In summary, by comparing the above parking demand projections under fully-occupied conditions at the HBP facility in combination with the existing parking utilization, the overall supply of parking is deemed adequate to accommodate the proposed Fusion Academy and other future land-use types under City Code. The parking facility is inadequate under ITE standards and falls short by 42 spaces under full building occupancy circumstances, with a maximum 8.6% parking space deficit. Table 6 demonstrates the adequacy of the parking structure to accommodate full mixed- use commercial building occupation. REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 24 January 12, 2011 Table 6 Future Parking Space Utilization With Full Building Occupancy Conditions Proposed Project Peak Demand Peak Hour Proposed Project Percent Utilization Future Tenants Total Peak Demand2 Surplus Under 100% Utilization Percent Surplus at Full Utilization City Standards - Per Anticipated Fusion Academy Enrollment & Staff1 24 4.9% 172* 18 3.6% Per ITE: Private School Land Use (536) 33 6.7% 232 - 42 - 8.6% 1 Based upon the existing Fusion Academy facility in Solana Beach 2 Future tenants to include: Fusion Academy, spa, retail, and auditorium land uses under fully occupied conditions (as shown in Table 5) * City code was applied REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 25 January 12, 2011 APPENDIX A City Hermosa Beach Municipal Code Applicable Parking Codes REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 26 January 12, 2011 17.44. 030 Off-street parking--Commercial and business uses. Required Number of Spaces by Use. The aggregate amount of off-street automobile parking spaces provided for various uses shall not be less than the following: A. Auditoriums for churches, theater, entertainment, sports and other places and rooms of public assembly for more than twenty (20) persons: one space for each five seats, permanent or removable, or one space for each fifty (50) square feet of gross floor area in the auditorium, whichever is greater. B. Automobile or boat sales: one space for each one thousand (1,000) square feet of site area. C. Bowling alleys: five spaces for each lane plus one space for each three hundred (300) square feet of gross floor area except bowling alley lanes and approach areas. D. Clubs, fraternity and sorority houses, rooming and boarding houses and similar uses having sleeping and guest rooms: two covered spaces for each three guest rooms: in dormitories each fifty (50) square feet shall be considered a guest room, two spaces shall be required for each guest room with kitchen facilities. E. Commercial Uses. 1. Bars and cocktail lounges: one space for each eighty (80) square feet of gross floor area. 2. Beauty colleges: one space for each one hundred (100) square feet of gross floor area. 3. Business schools and trade schools: one space for each one hundred (100) square feet of gross floor area. 4. Furniture and hardware stores: one space for each two hundred fifty (250) square feet of gross floor area. 5. Offices, general: one space for each two hundred fifty (250) square feet of gross floor area. 6. Offices, Governmental and Public Utilities. Government offices that generate high levels of contact with the public, or have high numbers REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 27 January 12, 2011 of employees, including but not limited to employment offices, public social services offices, department of motor vehicle offices: one space per seventy-five (75) square feet of gross floor area for the first twenty-thousand (20,000) square feet of the building(s), plus one space per two hundred fifty (250) square feet of gross floor area for the remaining floor area. 7. Offices, medical: five spaces for each one thousand (1,000) square feet of gross floor area. 8. Restaurants (other than walk-up, drive-through and drive-in: one space for each one hundred (100) square feet of gross floor area. 9. Restaurants, walk-up, drive-through and drive-in without adequate dining room facilities: one space for each fifty (50) square feet of gross floor area, but not less than ten spaces. 10. Retail, general retail commercial uses: one space for each two hundred fifty (250) square feet of gross floor area. 11. Gymnasiums/health and fitness centers, as follows: a. less than or equal to three thousand (3,000) square feet, and with less than or equal to twenty (20) students at one time if classes are offered: one space per two hundred fifty (250) square feet of gross floor area. b. greater than three thousand (3,000) square feet, or with more than twenty (20) students at one time if classes are offered: one space per one hundred (100) square feet of gross floor area. F. Hospitals: two spaces for each patient bed. G. Hospitals (mental), convalescent homes, guest homes, rest homes, sanitariums and similar institutions: one space for each three beds. H. Hotels: one space for each unit for the first fifty (50) units; one space per one and one-half units after fifty (50); and one space per two units after one hundred (100) units. Hotels with facilities including restaurants, banquet rooms, conference rooms, commercial retail uses and similar activities shall provide parking for the various uses as computed separately in accordance with the provisions of this chapter. I. Industrial Uses. The parking requirements of this subsection apply only to industrial uses; parking for commercial and other permitted uses in industrial zones shall provide the number of spaces as otherwise specified by this chapter. REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 28 January 12, 2011 1. Industrial uses of all types; except, public utility facilities and warehouses: one space for each vehicle used in conjunction with the use; plus one space for each three hundred (300) square feet of gross floor area. 2. Warehouses, buildings or portions of buildings used exclusively for warehouse purposes: one space for each one thousand (1,000) square feet for the first twenty thousand (20,000) square feet; plus, one space for each two thousand (2,000) square feet for the second twenty thousand (20,000) square feet; plus one space for each four thousand (4,000) square feet in excess of forty thousand (40,000) square feet; plus one space for each vehicle operated from the property. Prior to approval of a warehouse use by the city, a covenant shall be recorded, guaranteeing the warehouse area, facility or building will not be converted, remodeled or changed to a nonwarehouse use unless the number of spaces otherwise required by this chapter are secured and provided prior to such change or unless approved by planning commission in accordance with this chapter. J. Mobilehomes or trailer parks: two spaces for each dwelling unit with at least one space adjacent to the trailer site. K. Mortuaries or undertaking establishments: one space for each seventy- five (75) square feet of building area for the chapel or public assembly area. L. Motels: one space for each unit, plus two for the manager's unit. M. Recreation or amusement establishments: one space for each seventy- five (75) square feet of gross floor area. N. Service stations: one space for each one thousand (1,000) square feet of site area. O. Snack Bar/Snack Shop. The parking requirements for a snack bar and/or snack shop shall be the same as that for a restaurant, unless it can be shown to the Planning Commission that the characteristics of the building; its locations, size and other mitigating factors such as limited service area relative to gross floor area and limited seating capacity result in less parking demand than for a restaurant use. In these cases the Planning Commission may consider the retail commercial requirement for parking, pursuant to Section 17.44.210 Parking Plans. REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 29 January 12, 2011 REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 30 January 12, 2011 REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 31 January 12, 2011 REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 32 January 12, 2011 REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 33 January 12, 2011 REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 34 January 12, 2011 REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 35 January 12, 2011 REVISED PARKING STUDY FOR PROPOSED FUSION ACADEMY & LEARNING CENTER 6101 PACIFIC COAST HIGHWAY, HERMOSA BEACH, CA ____________________________________________________________________________ Minagar & Associates, Inc. City Of Hermosa Beach, CA 36 January 12, 2011 APPENDIX B Parking Surveys for: 1) Existing Fusion Academy & Learning Center at 512 Via De La Valle, Solana Beach CA and 2) Existing Site at 1601 Pacific Coast Highway, Hermosa Beach, CA Survey sheets intentionally omitted; Survey sheets to be provided upon request From: Gene Shook [mailto:gshook@shookdevelopment.com] Sent: Monday, January 17, 2011 3:38 PM To: Ken Robertson Cc: Pamela Townsend Subject: CUP 11-2 / PARK 11-2 on 1-18-11 planning commision agenda Hi Ken, As a resident of Hermosa Beach I reviewed the information on CUP 11‐2 / PARK 11‐2 on the upcoming Planning Commission meeting tomorrow 1‐18‐11. And would like the following comments noted for meeting. 1. The parking study was done on Tuesday, Wednesday and Thursday of October 2010 (10‐26 to 10‐28). The building at this time was mainly vacant except for 24 Hour Fitness. 24 Hour Fitness peak times are (this is from several parking studies that are in Cities files and my personal observation for years) MONDAY 7am to 9am, Monday 5pm to 7pm and Saturday 10am to noon. These times were not part of study. 2. That 24 Hour Fitness is busy 1st of the year and summer and slow in October. 3. Study shows 491 spaces this is incorrect. Some of the spaces that LOOK like spaces are not as they do not meet code requirements for a legal space (that is why some do not have a number marking the space. The number of spaces without tandem is about 440, of this number over 65% are compact when normal size vehicles park in a compact you cannot park a vehicle in space next to it. This effectively reduces your parking spaces by over 50 to 60 spaces. That leaves 390 spaces of which 105 of these are on level 1 and 2 which study shows no one is using. This effectively gives 285 spaces broken into 2 parking structures, one up and one down. This is not enough for 24 Hour Fitness at peak without other tenants. Additionally it is common to have some spaces reduced for circulation in a parking structure like this. 4. When I owned the building and we lifted up the gates and stopped having attendants the building would regularly get people from the neighborhood parking in the building, and in the summertime you can see a stream of people with beach chairs and kids leaving the parking structure. I estimate that it is 30 to 50 spaces in summertime taken up by people that are not going to the businesses in the building and they commonly park in the full‐size spaces around the entrances and exits. 5. Currently you can buy a 2 year membership to 24 Hour Fitness from Costco for $299 this is $12.45 per month. When 24 Hour Fitness first opened in this building memberships where in the mid $30 range. This and the popularity of this gym have dramatically increased the impact on parking at this location. Effectively making this a single tenant building. 6. The following should be done: count the legal spaces of both standard and compact and count front tandems separately; count the number of spaces lost due to full‐size parking in compact and vehicles taking up 2 spaces; take a new parking study that reflects a busy time for 24 Hour Fitness instead of a slow time and one that accounts for where they are going such as 24 Hour Fitness; come up with what the effective spaces are; the spaces needed and the number of people parking outside the parking structure that are using the facility. 7. The planning Commission should deny this parking plan. Gene Shook President SHOOK DEVELOPMENT CORP. e: gshook@shookdevelopment.com SupplementalInformation8 MEMORANDUM O:\JOB_FILE\3879\memo\3879-Pkg-Memo-M2.doc To: Ms. Megan Smietana Mr. Eric Li Regency Centers Date: December 29, 2010 From: David S. Shender, P.E. Chin S. Taing Linscott, Law & Greenspan, Engineers LLG Ref: 1-10-3879-1 Subject: Plaza Hermosa Shopping Center Parking Study 703-719 Pier Avenue, City of Hermosa Beach This revised memorandum has been prepared by Linscott, Law & Greenspan, Engineers (LLG) to summarize our parking analysis for the Plaza Hermosa Shopping Center (the “Center”) located at 703-719 Pier Avenue in the City of Hermosa Beach. The Center is a multi-tenant shopping center located at the northeast corner of the Ardmore Avenue/Pier Avenue intersection, just west of Pacific Coast Highway. This revised memorandum supersedes our prior memo dated December 15, 2010 and incorporates comments received from the City of Hermosa Beach. Based on information you have provided, we understand the existing Center currently provides approximately 94,939 square feet of building floor area. The site features a mixture of supermarket, retail, restaurant, medical office, and banking uses. The proposed project includes the proposed conversion of an existing El Pollo Loco restaurant with drive-through of approximately 2,837 square feet to a high-turnover, sit-down restaurant (Counter Burger) providing 3,789 square feet of floor area (i.e., the 2,837 square-foot restaurant space plus 952 square feet of outdoor seating area), as well as the conversion of a previous spa to a women’s gymnasium/fitness center. Parking for patrons and employees of the Center is provided by approximately 426 parking spaces located in the southern portion of the site, with an additional upper level parking provided near the western portion of the site. Vehicular access is provided by three existing driveways for the Center via Pier Avenue, Pacific Coast Highway and 16th Street. This shared parking analysis has been prepared based on data contained in the second edition of the Shared Parking manual published by the Urban Land Institute (ULI), and supplemented by observations of existing parking demand at the site. Together, this shared parking analysis has been prepared to determine if there will be a sufficient number of on-site parking spaces to adequately accommodate the future peak parking demand following the conversion of the existing restaurant with drive- through to a sit-down restaurant use, as well as occupancy of the vacant retail use (day spa) by a women’s gymnasium/fitness center. For purposes of this analysis, the vacant retail space was assumed to be converted to a gymnasium use as the Code parking rate for gymnasium uses greater than 3,000 square feet (i.e., ten spaces per 1,000 square feet) is greater than the Code parking rate for general retail commercial uses (i.e., four spaces per 1,000 square feet). The analysis also accounts for full occupancy at the Center and the conversion of the existing El Pollo Loco to a sit- down restaurant use. Ms. Megan Smietana Mr. Eric Li December 29, 2010 Page 2 O:\JOB_FILE\3879\memo\3879-Pkg-Memo-M2.doc It is concluded that based on a conservative forecast of future peak parking demand for the Center, the current parking supply of 426 spaces will adequately accommodate the parking demand generated by full occupancy of the Center during the weekday and weekend conditions. It is projected that with full occupancy of the Center, including the conversion of some vacant and occupied spaces to other types of uses which may generate a greater parking demand, the Center is expected to have a peak parking demand for 292 parking spaces during the weekday and 299 parking spaces during a weekend day. Based on the existing availability of 426 parking spaces at the Center, it is expected that there will be surpluses of 134 parking spaces during the peak weekday condition and 127 parking spaces during the peak weekend condition for the Center. This letter provides a description of the existing and proposed conditions; parking calculations per the City of Hermosa Beach Municipal Zoning Code requirements; a summary of the weekday and weekend parking utilization surveys conducted at the site; a shared parking demand analysis for the existing and future conditions; and a conclusion regarding the ability of the Center’s parking supply to accommodate the peak parking demand generated by the conversion of the existing restaurant with drive-through use to a sit-down restaurant, as well as the occupancy of the previous retail space by a women’s gymnasium/fitness center. Existing Setting and Parking Supply The Plaza Hermosa Shopping Center is a multi-tenant shopping center located at the northeast corner of the Ardmore Avenue/Pier Avenue intersection, west of Pacific Coast Highway in the City of Hermosa Beach, California. The vicinity map is displayed in Figure 1. Approximately 94,939 SF of building floor area is provided at this facility with a mix of supermarket, retail, restaurant, medical office, and banking uses. Based on field review of the site in November 2010 by LLG, a total of 426 parking spaces are currently provided at the Center. The total 426 spaces are comprised of 330 standard spaces, 14 handicap accessible spaces, 48 time-restricted spaces, and 34 tandem spaces. Figure 2 illustrates the on-site parking areas serving the Center. The existing land uses for each of the tenant spaces, along with the site addresses, hours of operation, and space leased for each tenant associated with the Center, are presented in Table 1. Major tenants at the Center include the Vons supermarket of approximately 36,800 SF of floor area and the CVS Pharmacy of approximately 17,502 SF of floor area. Ms. Megan Smietana Mr. Eric Li December 29, 2010 Page 3 O:\JOB_FILE\3879\memo\3879-Pkg-Memo-M2.doc The second floor of the 1559 Pacific Coast Highway tenant building (6,776 SF) is currently vacant. As mentioned previously, the applicant is seeking to convert the vacant retail space into a women’s gymnasium/fitness center. Additionally, the applicant proposes to convert the existing El Pollo Loco restaurant with drive-through of approximately 2,837 square feet to a sit-down restaurant (Counter Burger) providing 3,789 square feet of floor area (i.e., the 2,837 square-foot restaurant plus 952 square feet of outdoor seating area). Parking Calculation Per City of Hermosa Beach Code A calculation of the Code parking requirement was prepared in accordance with the City of Hermosa Beach Municipal Code (Section 17.44.030) parking requirements. The calculation was made for the Center based on the existing uses, as well as the re- occupancy of the current vacant the retail tenant space as a women’s gymnasium/fitness center, as well as the conversion of the existing El Pollo Loco to a Counter Burger as described previously. The summary of the Code parking requirements is presented in Table 1, with the parking ratios applicable for the various land use components within the Center shown below: • Restaurants (Sit-Down) 10 spaces for every 1,000 GSF of building area • Gymnasiums (>3,000 SF) 10 spaces for every 1,000 GSF of building area • General Retail Uses 4 spaces for every 1,000 GSF of building area • Medical Offices 5 spaces for every 1,000 GSF of building area _________ Source: City of Hermosa Beach Municipal Zoning Code (Section 17.44.030). As shown in Table 1, application of the Code parking rates for the Center assuming full occupancy of 94,939 of building area results in a total requirement of 511 spaces. When compared to the existing Center’s on-site parking supply of 426 spaces, a deficiency of 85 parking spaces is calculated employing the Code parking requirement for the Center as a whole. However, it should be noted that the City of Hermosa Beach Zoning Ordinance does include consideration of shared parking at shopping centers in order to allow for a reduction in the required parking based on the mix of uses and the varying time periods of peak parking demand. It is assumed that for multi-use developments, the total parking requirement for off-street parking shall be the sum of the requirements for the various land use mixes. This is further reinforced by the published ULI findings contained in the Shared Parking manual, which concludes that parking demands associated with various land uses vary by time of day and day of the week. Ms. Megan Smietana Mr. Eric Li December 29, 2010 Page 4 O:\JOB_FILE\3879\memo\3879-Pkg-Memo-M2.doc Accounting for shared parking among land uses results in substantially less demand when compared to the additive parking requirements of the individual components. Additional details of the shared parking analysis are provided in the following sections of this memorandum. Parking Utilization Surveys Parking observations were conducted at the existing site to document the current parking demand for the Center including the existing Vons Market and various other tenants at the existing site. Specifically, parking utilization was observed on an hourly basis between 6:00 AM and 8:00 PM for one weekday (Friday, December 3, 2010) and one weekend day (Saturday, December 4, 2010). The survey time periods were determined based on the hours of operation of each tenant at the Center, the proposed conversion in tenancy, and in consultation with City staff. The weekday and weekend day parking utilization counts were conducted by The Traffic Solution, a traffic data collection company. The parking utilization for the existing site is presented in Table 2 for weekday and weekend conditions. The parking utilization is also presented graphically on Chart 1 for weekday and weekend conditions. As shown in Table 2 and Chart 1, the Center was observed to experience a peak weekday parking demand at 3:00 PM in the afternoon, whereby a total of 253 parking spaces were observed to be utilized (59.4% utilization of the total of 426 spaces available). Thus, during the current peak hour of parking demand at the site (i.e., Friday at 3:00 PM), a parking surplus of 173 spaces (i.e., a surplus of 40.6%) was observed at the Center. During the morning, parking demand was observed to be somewhat less, with a peak parking demand at 11:00 AM of 191 vehicles. Also as shown in Table 2 and Chart 1, the Center was observed to experience a peak weekend parking demand also at 3:00 PM in the afternoon, whereby a total of 270 parking spaces were observed to be utilized (63.4% utilization of the total of 426 spaces available). Thus, a surplus of 156 spaces (i.e., a surplus of 36.6%) was observed during the weekend peak hour of parking demand at the Center. During weekend morning, parking demand was observed to be slightly less, with a peak parking demand of 226 vehicles at 11:00 AM. It is concluded that the existing parking supply at the Center is adequate to accommodate the weekday and weekend parking demand of the existing tenants, even during peak hours of weekday and weekend operations. Ms. Megan Smietana Mr. Eric Li December 29, 2010 Page 5 O:\JOB_FILE\3879\memo\3879-Pkg-Memo-M2.doc It should be noted that no outside user groups (i.e., Verizon Wireless or Time Warner trucks) were specifically observed to utilize the Center’s on-site parking supply during both days of survey observations. However, we understand that there is an agreement by Regency Centers that allows up to ten Time Warner trucks to park within the lower parking area on-site at the Plaza Hermosa Shopping Center. As noted throughout this parking analysis, the allowance of parking for the Time Warner trucks has not adversely affected the overall availability of parking spaces for patrons and employees related to the tenants at the Center. Shared Parking Demand Analysis Based on the existing and proposed uses at the site, the observed parking utilization patterns, and the parking demand principles outlined in the ULI Shared Parking manual, a shared parking model has been developed for the existing and vacant uses as discussed in the following paragraphs. The concept of shared parking is widely recognized within the transportation planning industry and accounts for the changes in parking demand over time for different types of land uses within a project. This shared parking analysis incorporates the analysis procedures recommended in the Shared Parking manual published by the ULI, and is consistent with methodology used by the City of Hermosa Beach in the review and approval of shared parking applications for other major retail centers. The Shared Parking manual provides recommendations with respect to the following characteristics of parking demand at multi-use centers: • Hourly Parking Indices. The Shared Parking manual provides hourly parking indices for various land uses. For the existing tenant vacancies, the hourly parking indices for bar/lounge and gymnasium uses were utilized for a conservative analysis. The indices show, for example, that the hourly parking demand for retail (which generates its peak parking demand during the early afternoon period) is different than the parking demand associated with a restaurant (which generates its peak parking demand concentrated around mid-day lunch hour). • Day of Week Parking Variations. The Shared Parking manual provides recommendations for day of week parking factors. For example, office uses experience their peak parking demands during weekdays but experience minimal demand during weekends. Retail uses generally have a higher demand for parking during weekends as compared to weekdays. Ms. Megan Smietana Mr. Eric Li December 29, 2010 Page 6 O:\JOB_FILE\3879\memo\3879-Pkg-Memo-M2.doc In order to determine the peak parking requirement for the proposed tenant conversion and full occupancy at the Center, utilization of the survey data for the existing land uses is combined with the shared parking demand model for the vacant and converted uses. Specifically, the shared parking model accounts for the proposed conversion of the existing vacant retail space (i.e., 6,776 square feet) to a gymnasium use, as well as the conversion of the existing El Pollo Loco restaurant with drive- through (i.e., 2,837 square feet) to a sit-down Counter Burger restaurant use providing 3,789 square feet of floor area (i.e., the 2,837 square-foot restaurant plus 952 square feet of outdoor seating area). The Code parking rates and the ULI hourly parking utilization profiles for the proposed Center assuming full occupancy were applied to determine the forecast shared parking demand for the Center. The weekday and weekend parking analyses utilizing the Shared Parking methodology for the proposed conversion of the Center are summarized in Tables 3 and 4, respectively. Appendix A contains the weekday and weekend day shared parking demand analysis calculation worksheets for the individual uses at the Center. As shown in Table 3, a peak parking demand of 292 spaces is forecast to occur at 5:00 PM during the weekday (Friday) condition for the Center at full occupancy with the potential tenant conversions. Also, as shown in Table 4, a peak parking demand of 299 spaces is forecast to occur at 5:00 PM during a weekend day (Saturday) condition for the Center at full occupancy with the conversion. As a result, the overall peak shared parking demand for the Center at full occupancy is forecast to total 299 parking spaces (70.2% utilization of the 426 spaces available) and occurs at 5:00 PM on a weekday. Thus, with the existing parking supply of 426 parking spaces, a parking surplus of 127 spaces (i.e., a surplus of 29.8%) is forecast. Summary A shared parking demand analysis was conducted for the Plaza Hermosa Shopping Center to determine if sufficient on-site parking will be provided to adequately accommodate the future peak parking demand following full occupancy of the vacant tenant spaces with the potential tenant conversions. Based on the shared parking analysis, the following conclusions are made: • Based on the application of City of Hermosa Beach Code parking (independent of shared parking) requirements, a total of 511 parking spaces are calculated to be required for the existing Center under full occupancy conditions, including the re- occupancy of the currently vacant tenant space and conversion of the existing El Pollo Loco restaurant to a Counter Burger restaurant. The Code requirement is 85 spaces more than the existing on-site parking supply of 426 spaces. Ms. Megan Smietana Mr. Eric Li December 29, 2010 Page 7 O:\JOB_FILE\3879\memo\3879-Pkg-Memo-M2.doc • Existing parking observations were conducted at the Plaza Hermosa Shopping Center during a weekday (Friday) and weekend day (Saturday) in December 2010. The Center was observed to experience a peak weekday parking demand at 3:00 PM, whereby a total of 253 parking spaces were observed to be utilized (59.4% utilization of the 426 spaces available). Saturday parking demand was generally higher than that of Wednesday, with a peak parking demand also occurring at 3:00 PM, whereby a total of 270 parking spaces were observed to be utilized (63.4% utilization of the 426 spaces available). • A shared parking demand analysis was prepared based on the parking utilization surveys conducted at the existing Center and application of the shared parking methodology for the re-occupancy of the vacant retail tenant to gymnasium space, as well as conversion of the El Pollo Loco drive-through restaurant to a sit-down Counter Burger restaurant space, the shared peak parking demand for the Center is forecast to be less than the Code parking requirement of 511 spaces. The weekday peak parking demand forecast for the Center (assuming full occupancy with the conversion) is forecast to occur at 5:00 PM in the evening when 292 parking spaces will be utilized (28.5% utilization of the 426 spaces available). This results in a parking surplus of 134 spaces (i.e., a surplus of 31.5% of the 426 spaces) at the time of peak utilization. • The weekend peak parking demand per the shared parking analysis for the Center is forecast to be slightly higher than the weekday. The weekend peak parking demand for the Center (assuming full vacancy with the conversion) is forecast to occur at 5:00 PM when 299 parking spaces will be utilized (70.2% utilization of the 426 spaces available). This results in a parking surplus of 127 spaces (i.e., a surplus of 29.8% of the 426 spaces) at the time of peak utilization. The table below provides a brief summary of the parking analysis prepared for the Plaza Hermosa Shopping Center for future conditions (i.e. at full occupancy, including the conversion of the El Pollo Loco to a Counter Burger restaurant). Summary of Parking Analysis Plaza Hermosa Shopping Center Parking Spaces Required by City Code Forecast Peak Parking Demand Per Shared Parking Analysis On-Site Parking Supply 511 spaces 299 spaces 426 spaces Ms. Megan Smietana Mr. Eric Li December 29, 2010 Page 8 O:\JOB_FILE\3879\memo\3879-Pkg-Memo-M2.doc Please feel free to contact us should you have any questions regarding this parking study conducted for the Plaza Hermosa Shopping Center. cc: File SUMMARY OF PARKING UTILIZATION SURVEYSSURVEY DATE: FRIDAY, DECEMBER 3, 2010 AND SATURDAY, DECEMBER 4, 2010EXISTING WEEKDAY AND WEEKEND DAY PARKING DEMANDPLAZA HERMOSA SHOPPING CENTER (703-719 PIER AVENUE)450 500 Total Parking Supply = 426 Spaces350 400 UPIEDExisting Weekend (Saturday) Peak Demand = 270 Spaces (63.4% of supply)200250 300 F SPACES OCCUp( ppy)100 150 200 NO. OFExisting Weekday (Friday) Peak Demand = 253 Spaces (59.4% of supply)0 50 6:00 AM7:00 AM8:00 AM9:00 AM 10:00 AM11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PM8:00 PMTIME OF DAYCHART 1PLAZA HERMOSA SHOPPING CENTER PROJECT 29-Dec-10BuildingProposed Use and Square Spaces Tenant Space Address Hours of Operation Parking Classification Footage RequiredVons 715 Pier Avenue Open Daily 24 Hrs General Retail 36,800 4 /1,000 sf 147.2CVS 711 Pier Avenue M-Sat 7:00A-9:30P, Sun 7:00A-9:00P General Retail 17,502 4 /1,000 sf 70.0Aaron Brothers 1559 Pacific Coast Highway M-Sat 10:00A-9:00P, Sun 10:00A-6:00P General Retail 7,990 4 /1,000 sf 32.0Jamba Juice 703 Pier Avenue, Suite G M-F 7:00A-8:00P, Sat 8:00A-8:00P, Sun 8:00A-7:00P Snack Bar/General Retail 1,087 4 /1,000 sf 4.3Hermosa Beauty Center 703 Pier Avenue, Suite F M-F 9:00A-8:00P, Sat 9:00A-7:00P, Sun 10:00A-6:00P General Retail 1,264 4 /1,000 sf 5.1Gold Crown Hallmark 703 Pier Avenue, Suite D M-Sat 10:00A-7:30P, Sun 11:00A-5:00P General Retail 2,444 4 /1,000 sf 9.8Robert S. Kapust 703 Pier Avenue, Suite C M-Th 10:00A-6:00P, F 9:00A-5:00P, Sat 9:00A-1:00P Medical Office 1,222 5 /1,000 sf 6.1The UPS Store 703 Pier Avenue, Suite B M-F 8:30A-7:00P, Sat 9:00A-3:00P General Retail 1,222 4 /1,000 sf 4.9Pick Up Stix 703 Pier Avenue, Suite A M-F 10:30A-9:30P, Sat 11:00A-9:30P, Sun 11:00A-9:00P Restaurant (Sit-Down) 1,726 10 /1,000 sf 17.3Ardmore Rest./Club 705 705 Pier Avenue M-Sun 5:00P-1:45A Restaurant (Sit-Down) 8,906 10 /1,000 sf 89.1Wells Fargo Bank 1501 Pacific Coast Highway M-F 9:00A-6:00P, Sat 9:00A-4:00P General Retail 5,000 4 /1,000 sf 20.0Counter Burger [2] 719 Pier Avenue M-Sun 9:30A-10:00P Restaurant (Sit-Down) 3,789 10 /1,000 sf 37.9Vacant [3] 1559 Pacific Coast Highway, 2nd Floor n/a Gymnasium 6,776 10 /1,000 sf 67.8Center Total95,728 511.3Notes:[1] City of Hermosa Beach Municipal Zoning Code Section 17.44.030, Off-Street Parking.[2] Counter Burger proposed on site of existing El Pollo Loco pad. Proposed floor area includes indoor area (2,837 s.f.) and outdoor seating area (952 s.f.).[3] Proposed change in use from a general retail use to women's gymnasium/fitness center use.Parking RatioCode Table 1EXISTING/PROPOSED TENANTS AND CODE PARKING ANALYSIS [1]PLAZA HERMOSA SHOPPING CENTERLINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-10-3879-1Plaza Hermosa Shopping Center Project 14-Dec-10 PARKING NO. OF 6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM LOCATION SPACES OCC. PERCENT OCC. PERCENT OCC. PERCENT OCC. PERCENT OCC. PERCENT OCC. PERCENT OCC. PERCENT OCC. PERCENT Weekday (Friday) Standard Spaces 330 64 19.4% 71 21.5% 83 25.2% 110 33.3% 142 43.0% 160 48.5% 171 51.8% 181 54.8% Handicap Accessible Spaces 14 0 0.0% 0 0.0% 0 0.0% 0 0.0% 4 28.6% 3 21.4% 2 14.3% 5 35.7% Time-Restricted Spaces 48 1 2.1% 4 8.3% 7 14.6% 19 39.6% 35 72.9% 26 54.2% 28 58.3% 38 79.2% Tandem Spaces 34 1 2.9% 1 2.9% 6 17.6% 6 17.6% 4 11.8% 2 5.9% 1 2.9% 2 5.9% 426 66 15.5% 76 17.8% 96 22.5% 135 31.7% 185 43.4% 191 44.8% 202 47.4% 226 53.1% PARKING Weekend Day (Saturday) Standard Spaces 330 61 18.5% 70 21.2% 82 24.8% 124 37.6% 156 47.3% 188 57.0% 195 59.1% 194 58.8% Handicap Accessible Spaces 14 0 0.0% 0 0.0% 0 0.0% 0 0.0% 2 14.3% 3 21.4% 2 14.3% 4 28.6% Time-Restricted Spaces 48 0 0.0% 1 2.1% 4 8.3% 15 31.3% 25 52.1% 35 72.9% 33 68.8% 34 70.8% Tandem Spaces 34 1 2.9% 1 2.9% 0 0.0% 1 2.9% 0 0.0% 0 0.0% 0 0.0% 0 0.0% 426 62 14.6% 72 16.9% 86 20.2% 140 32.9% 183 43.0% 226 53.1% 230 54.0% 232 54.5% PARKING PARKING NO. OF 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM LOCATION SPACES OCC. PERCENT OCC. PERCENT OCC. PERCENT OCC. PERCENT OCC. PERCENT OCC. PERCENT OCC. PERCENT Weekday (Friday) Standard Spaces 330 204 61.8% 214 64.8% 195 59.1% 198 60.0% 190 57.6% 157 47.6% 162 49.1% Handicap Accessible Spaces 14 5 35.7% 4 28.6% 3 21.4% 5 35.7% 4 28.6% 3 21.4% 2 14.3% Time-Restricted Spaces 48 28 58.3% 30 62.5% 32 66.7% 30 62.5% 27 56.3% 25 52.1% 17 35.4% Tandem Spaces 34 5 14.7% 5 14.7% 1 2.9% 2 5.9% 2 5.9% 2 5.9% 1 2.9% 426 242 56.8% 253 59.4% 231 54.2% 235 55.2% 223 52.3% 187 43.9% 182 42.7% PARKING Weekend Day (Saturday) Standard Spaces 330 210 63.6% 224 67.9% 214 64.8% 199 60.3% 150 45.5% 138 41.8% 132 40.0% Handicap Accessible Spaces 14 7 50.0% 10 71.4% 9 64.3% 8 57.1% 7 50.0% 4 28.6% 1 7.1% Time-Restricted Spaces 48 34 70.8% 35 72.9% 38 79.2% 33 68.8% 17 35.4% 7 14.6% 3 6.3% Tandem Spaces 34 0 0.0% 1 2.9% 1 2.9% 1 2.9% 0 0.0% 0 0.0% 0 0.0% 426 251 58.9% 270 63.4% 262 61.5% 241 56.6% 174 40.8% 149 35.0% 136 31.9% PARKING [1] The parking survey was conducted by The Traffic Solution. [2] Parking inventory based on field review by LLG Engineers in November 2010. TOTAL WEEKDAY [2] TOTAL WEEKDAY TOTAL WEEKEND TIME OF SURVEY TIME OF SURVEY Table 2 PARKING UTILIZATION SURVEYS [1] SURVEY DATES: FRIDAY, DECEMBER 3, 2010 AND SATURDAY, DECEMBER 4, 2010 Plaza Hermosa Shopping Center (703-719 Pier Avenue) [2] TOTAL WEEKEND LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-10-3879-1Plaza Hermosa Shopping Center Project 29-Dec-10Land UseExisting Plaza Hermosa Shopping CenterSit-Down Restaurant (Converted from Existing Fast-Food Restaurant)Health Club (Vacant)Size [2] -2.837 KSF [3] 3.789 KSF [3] 6.776 KSF [4]Code Pkg Rate [5] 20.0 /KSF 10.0 /KSF 10.00 /KSFGross Spaces -57 Spc. 38 Spc. 68 Spc.426 SpacesNumber of Number of Number of ParkingTime of Day Spaces Spaces Spaces Demand6:00 AM 66 (3) 11 48 1227:00 AM 76 (7) 21 29 1198:00 AM 96 (13) 25 29 1379:00 AM 135 (18) 30 48 19510:00 AM 185 (33) 33 48 23311:00 AM 191 (50) 35 54 23012:00 PM 202 (57) 38 41 2241:00 PM 226 (57) 35 48 2522:00 PM 242 (52) 22 48 2603:00 PM 253 (35) 19 48 2854:00 PM 231 (31) 19 54 2735:00 PM235 (35) 30 622926:00 PM 223 (49) 31 68 2737:00 PM 187 (46) 31 61 2338:00 PM 182 (29) 31 53 237Notes:[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.153134153193189193196202174166141TABLE 3WEEKDAY (FRIDAY) SHARED PARKING DEMAND ANALYSIS [1]PLAZA HERMOSA SHOPPING CENTER703-719 PIER AVENUE, CITY OF HERMOSA BEACH[5] Parking rates based on the Code parking ratios of 20 spaces per 1,000 square feet of building area for fast-food restaurant use and 10 spaces per 1,000 square feet for sit-down restaurant and health club uses.Existing Fast-Food Restaurant (to be converted)[3] Existing 2,837 square feet of fast-food restaurant space (El Pollo Loco) to be converted to a sit-down restaurant space (3,789 square feet).[4] Existing vacant retail space of 6,776 square feet to be converted to a women's gymnasium/fitness center.SurplusObserved Hourly Parking DemandShared Parking Demand of Center at Full Occupancy with ConversionComparison w/ Total Parking Supply 88,163 SF Occupied[2] The total square footage for the Center is 94,939 square feet which is comprised of 88,163 square feet of existing occupied spaces and one vacant tenant space totaling 6,776 square feet of building area.(Deficiency)304307289231LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-10-3879-1Plaza Hermosa Shopping Center Project 29-Dec-10Land UseExisting Plaza Hermosa Shopping CenterSit-Down Restaurant (Converted from Existing Fast-Food Restaurant)Health Club (Vacant)Size [2] -2.837 KSF [3] 3.789 KSF [3] 6.776 KSF [4]Code Pkg Rate [5] 20.0 /KSF 10.0 /KSF 10.00 /KSFGross Spaces -57 Spc. 38 Spc. 68 Spc. 426 SpacesNumber of Number of Number of ParkingTime of Day Spaces Spaces Spaces Demand6:00 AM 62 (3) 6 54 1197:00 AM 72 (7) 13 31 1098:00 AM 86 (12) 19 25 1189:00 AM 140 (18) 27 35 18410:00 AM 183 (33) 35 25 21011:00 AM 226 (50) 35 35 24612:00 PM 230 (57) 38 35 2461:00 PM 232 (57) 33 22 2302:00 PM 251 (52) 27 18 2443:00 PM 270 (35) 18 22 2754:00 PM 262 (32) 19 38 2875:00 PM241 (35) 25 682996:00 PM 174 (49) 28 65 2187:00 PM 149 (46) 28 41 1728:00 PM 136 (30) 27 22 155Notes:[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.88,163 SF OccupiedPLAZA HERMOSA SHOPPING CENTERWEEKEND (SATURDAY) SHARED PARKING DEMAND ANALYSIS [1]271182151139127208703-719 PIER AVENUE, CITY OF HERMOSA BEACHTABLE 4[5] Parking rates based on the Code parking ratios of 20 spaces per 1,000 square feet of building area for fast-food restaurant use and 10 spaces per 1,000 square feet for sit-down restaurant and health club uses.Shared Parking Demand of Center at Full Occupancy with ConversionComparison w/ Total Parking Supply [3] Existing 2,837 square feet of fast-food restaurant space (El Pollo Loco) to be converted to a sit-down restaurant space (3,789 square feet).[4] Existing vacant retail space of 6,776 square feet to be converted to a women's gymnasium/fitness center.Existing Fast-Food Restaurant (to be converted)307317308242[2] The total square footage for the Center is 94,939 square feet which is comprised of 88,163 square feet of existing occupied spaces and one vacant tenant space totaling 6,776 square feet of building area.Observed Hourly Parking Demand216180180196Surplus(Deficiency)254LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-10-3879-1Plaza Hermosa Shopping Center Project LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 1-10-3879-1 Plaza Hermosa Shopping Center Project O:\JOB_FILE\3879\memo\3879 Appendix Covers.doc APPENDIX A SHARED PARKING CALCULATION WORKSHEETS Appendix Table A-1 Fast-Food Restaurant Weekday Shared Parking Demand Analysis [1] 703-719 PIER AVENUE, CITY OF HERMOSA BEACH Land Use Fast-Food Restaurant (To Be Converted) Size [2] -2.837 KSF Code Pkg Rate [3] 20.0 /KSF Gross Spaces -57 Spaces Spaces [4] -48 Guest Spc. -9 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak Spaces Peak Spaces Demand 6:00 AM 5% -2 15% -1 -3 7:00 AM 10% -5 20% -2 -7 8:00 AM 20% -10 30% -3 -13 9:00 AM 30% -14 40% -4 -18 10:00 AM 55% -26 75% -7 -33 11:00 AM 85% -41 100% -9 -50 12:00 PM 100% -48 100% -9 -57 1:00 PM 100% -48 100% -9 -57 2:00 PM 90% -43 95% -9 -52 3:00 PM 60% -29 70% -6 -35 4:00 PM 55% -26 60% -5 -31 5:00 PM 60% -29 70% -6 -35 6:00 PM 85% -41 90% -8 -49 7:00 PM 80% -38 90% -8 -46 8:00 PM 50% -24 60% -5 -29 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [3] Parking rate based on the Code parking ratio of 20 spaces for every 1,000 square feet of building area for fast-food restaurant use. [2] The total square footage includes an existing occupied fast-food restaurant space (719 Pier Avenue) of 2,837 gross square feet of building area assumed to be converted to a sit-down restaurant use. Appendix Table A-2 Fast-Food Restaurant Weekend Shared Parking Demand Analysis [1] 703-719 PIER AVENUE, CITY OF HERMOSA BEACH Land Use Fast-Food Restaurant (To Be Converted) Size [2] -2.837 KSF Code Pkg Rate [3] 20.0 /KSF Gross Spaces -57 Spaces Spaces [4] -49 Guest Spc. -8 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak Spaces Peak Spaces Demand 6:00 AM 5% -2 15% -1 -3 7:00 AM 10% -5 20% -2 -7 8:00 AM 20% -10 30% -2 -12 9:00 AM 30% -15 40% -3 -18 10:00 AM 55% -27 75% -6 -33 11:00 AM 85% -42 100% -8 -50 12:00 PM 100% -49 100% -8 -57 1:00 PM 100% -49 100% -8 -57 2:00 PM 90% -44 95% -8 -52 3:00 PM 60% -29 70% -6 -35 4:00 PM 55% -27 60% -5 -32 5:00 PM 60% -29 70% -6 -35 6:00 PM 85% -42 90% -7 -49 7:00 PM 80% -39 90% -7 -46 8:00 PM 50% -25 60% -5 -30 Notes: [3] Parking rate based on the Code parking ratio of 20 spaces for every 1,000 square feet of building area for fast-food restaurant use. [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] The total square footage includes an existing occupied fast-food restaurant space (719 Pier Avenue) of 2,837 gross square feet of building area assumed to be converted to a sit-down restaurant use. Appendix Table A-3 FAMILY RESTAURANT WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] 703-719 PIER AVENUE, CITY OF HERMOSA BEACH Month: 0 Land Use Family Restaurant Size [2] 3.789 KSF Code Pkg Rate[3] 10.0 /KSF Gross Spaces 38 Spaces 33 Guest Spc. 5 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak Spaces Peak Spaces Demand 6:00 AM 25% 8 50% 3 11 7:00 AM 50% 17 75% 4 21 8:00 AM 60% 20 90% 5 25 9:00 AM 75% 25 90% 5 30 10:00 AM 85% 28 100% 5 33 11:00 AM 90% 30 100% 5 35 12:00 PM 100% 33 100% 5 38 1:00 PM 90% 30 100% 5 35 2:00 PM 50% 17 100% 5 22 3:00 PM 45% 15 75% 4 19 4:00 PM 45% 15 75% 4 19 5:00 PM 75% 25 95% 5 30 6:00 PM 80% 26 95% 5 31 7:00 PM 80% 26 95% 5 31 8:00 PM 80% 26 95% 5 31 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [3] Parking rate based on the Code parking ratio of 10 spaces for every 1,000 square feet of building area for sit-down restaurant use. [2] The total square footage includes an existing occupied fast-food restaurant space (719 Pier Avenue) to be converted to a sit-down restaurant use of 3,789 square feet. Appendix Table A-4 FAMILY RESTAURANT WEEKEND SHARED PARKING DEMAND ANALYSIS [1] 703-719 PIER AVENUE, CITY OF HERMOSA BEACH Month: 0 Land Use Family Restaurant Size [2] 3.789 KSF Code Pkg Rate[3] 10.0 /KSF Gross Spaces 38 Spaces 32 Guest Spc. 6 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak Spaces Peak Spaces Demand 6:00 AM 10% 3 50% 3 6 7:00 AM 25% 8 75% 5 13 8:00 AM 45% 14 90% 5 19 9:00 AM 70% 22 90% 5 27 10:00 AM 90% 29 100% 6 35 11:00 AM 90% 29 100% 6 35 12:00 PM 100% 32 100% 6 38 1:00 PM 85% 27 100% 6 33 2:00 PM 65% 21 100% 6 27 3:00 PM 40% 13 75% 5 18 4:00 PM 45% 14 75% 5 19 5:00 PM 60% 19 95% 6 25 6:00 PM 70% 22 95% 6 28 7:00 PM 70% 22 95% 6 28 8:00 PM 65% 21 95% 6 27 Notes: [3] Parking rate based on the Code parking ratio of 10 spaces for every 1,000 square feet of building area for sit-down restaurant use. [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] The total square footage includes an existing occupied fast-food restaurant space (719 Pier Avenue) to be converted to a sit-down restaurant use of 3,789 square feet. Appendix Table A-5 HEALTH CLUB WEEKDAY SHARED PARKING DEMAND ANALYSIS [1] 703-719 PIER AVENUE, CITY OF HERMOSA BEACH Month: 0 Land Use Health Club (Vacant) Size [2] 6.8 KSF Code Pkg Rate[3] 10.00 /KSF Gross Spaces 68 Spaces 64 Guest Spc. 4 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak Spaces Peak Spaces Demand 6:00 AM 70% 45 75% 3 48 7:00 AM 40% 26 75% 3 29 8:00 AM 40% 26 75% 3 29 9:00 AM 70% 45 75% 3 48 10:00 AM 70% 45 75% 3 48 11:00 AM 80% 51 75% 3 54 12:00 PM 60% 38 75% 3 41 1:00 PM 70% 45 75% 3 48 2:00 PM 70% 45 75% 3 48 3:00 PM 70% 45 75% 3 48 4:00 PM 80% 51 75% 3 54 5:00 PM 90% 58 100% 4 62 6:00 PM 100% 64 100% 4 68 7:00 PM 90% 58 75% 3 61 8:00 PM 80% 51 50% 2 53 Notes: [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [3] Parking rate based on the Code parking ratio of 10 spaces for every 1,000 square feet of building area for gymnasiums/health clubs. [2] The total square footage includes an existing vacant tenant space (entire second floor of 1559 Pacific Coast Higway building) of 6,776 gross square feet of building area assumed to be converted to a women's gymnasium/fitness center use. Appendix Table A-6 HEALTH CLUB WEEKEND SHARED PARKING DEMAND ANALYSIS [1] 703-719 PIER AVENUE, CITY OF HERMOSA BEACH Month: 0 Land Use Health Club (Vacant) Size [2] 6.8 KSF Code Pkg Rate[3] 10.00 /KSF Gross Spaces 68 Spaces 65 Guest Spc. 3 Emp. Spc.Shared Time % Of # Of % Of # Of Parking of Day Peak Spaces Peak Spaces Demand 6:00 AM 80% 52 50% 2 54 7:00 AM 45% 29 50% 2 31 8:00 AM 35% 23 50% 2 25 9:00 AM 50% 33 50% 2 35 10:00 AM 35% 23 50% 2 25 11:00 AM 50% 33 50% 2 35 12:00 PM 50% 33 50% 2 35 1:00 PM 30% 20 50% 2 22 2:00 PM 25% 16 50% 2 18 3:00 PM 30% 20 50% 2 22 4:00 PM 55% 36 75% 2 38 5:00 PM 100% 65 100% 3 68 6:00 PM 95% 62 100% 3 65 7:00 PM 60% 39 75% 2 41 8:00 PM 30% 20 50% 2 22 Notes: [3] Parking rate based on the Code parking ratio of 10 spaces for every 1,000 square feet of building area for gymnasiums/health clubs. [1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005. [2] The total square footage includes an existing vacant tenant space (entire second floor of 1559 Pacific Coast Higway building) of 6,776 gross square feet of building area assumed to be converted to a women's gymnasium/fitness center use. Attachment 5 Applicant’s Statement 623 3rd Street We desire to change the zoning from M-1 to R-2 to conform to the General Plan. We are the only lot in our residential neighborhood that has not changed to R-2. We want to add onto our home which is currently 960 square feet. Kent and Eileen Brown 8 Tentative Future Agenda PLANNING COMMISSION City of Hermosa Beach FEBRUARY 15, 2011 Project Title Staff Public Notice Meeting Date Date Rec’d Remarks ⇒ 1st Qtr GPA (notification) 2/3 2/15 ⇒ Annual review and report on Conditional Use Permit compliance for restaurants with on-sale alcohol 2/15 10/26 ⇒ Discussion of regulating TVs/monitors at on-sale alcoholic beverage establishments (per 11/16/10 P.C. commissioner item) 2/15 11/17 ⇒ 1460 Bayview Drive-- PDP f:b95\cd\wpc - future agenda 1/13/11 12c Easy Reader Run Date: January 6, 2011 DISPLAY Acct: 7010-2110 NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Hermosa Beach shall hold a public hearing on Tuesday, January 18, 2011, to consider the following: 1. Conditional Use Permit Amendment to convert space within the parish school building to a preschool, add a 1,700 square foot outdoor pre-school play area, and convert two residences to office space, by consolidating the properties encompassing the church, parish school building and two residences into one parcel (Our Lady of Guadalupe Church) at 320/440 Massey Street; 234/244 Prospect Avenue; 1225/1239 5th Street (continued from the December 1, 2010 meeting). 2. Precise Development Plan to construct a surface public parking lot with 35 spaces on a vacant lot at 1429 Hermosa Avenue (Note: sign variance request has been withdrawn) (Continued from the December 1, 2010 meeting). 3. Conditional Use Permit to establish a tutoring business within a 8,000± square foot tenant space with a maximum 30 students and Parking Plan to allow shared parking at Hermosa Pavilion, 1601 Pacific Coast Highway (Fusion Academy and Learning Center). 4. Conditional Use Permit to allow on-sale beer and wine and approximately 1,000 square foot outdoor dining area in conjunction with a new restaurant (‘The Counter’, to be located in the space now occupied by El Pollo Loco at 719 Pier Avenue), operating from 11:00 a.m. to 10:00 p.m. Sunday through Thursday and 11:00 a.m. to 12:00 midnight on Friday and Saturday, and Parking Plan to allow shared parking at Plaza Hermosa Shopping Center at 703-719 Pier Avenue. 5. Zone change from Light Manufacturing (M-1) to Two-Family Residential (R-2) to bring the zoning into consistency with the General Plan on a 3,710± square foot lot at 623 3rd Street. SAID PUBLIC HEARING shall be held at 7:00 P.M., or as soon thereafter as the matter may be heard in the City Council Chambers, City Hall, 1315 Valley Drive, Hermosa Beach, CA 90254. ANY AND ALL PERSONS interested are invited to participate and speak at this hearing at the above time and place. For inclusion in the agenda packet to be distributed, written comments of interested parties should be submitted to the Community Development Department, Planning Division, in care of City Hall at 1315 Valley Drive, Hermosa Beach, CA 90254 prior to Thursday, January 13, 2011, at 12:00 noon. All written testimony by any interested party will be accepted prior to or at the scheduled time on the agenda for the matter. IF YOU CHALLENGE the above matter(s) in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Community Development Department, Planning Division, at, or prior to, the public hearing. FOR FURTHER INFORMATION, please contact the Community Development Department, Planning Division, at (310) 318-0242 or fax to (310) 937-6235. The Department is open from 7:00 a.m. to 6:00 p.m. Monday through Thursday. Please contact a staff planner to discuss any project on the Planning Commission agenda. A copy of the staff report(s) in the Planning Commission packet will be available for public review at the end of the business day on Thursday, January 13, 2011, at the Hermosa Beach Police Department, Public Library, and, on the City’s web site at www.hermosabch.org. Relevant Municipal Code sections are also available on the web site. Ken Robertson, Director Community Development Department f:95\cclerk\legads\display\2011\planning\pc01-18-11