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Home My WebLink AboutAdministrative Permit APX2006005 - Supporting Documents•• BUSINESS PROPERTIES DEVELOPMENT COMPANY 17631 FITCH IRVINE, CALIFORNIA 92614-6021 (949) 474-8900 FAX (949) 474-8936 March 27, 2007 4-61 Ricky Ramos, PLANNING DEPARTMENT City of Huntington Beach 74Q o(o -r->S tJ C-r- 2000 Main Street Huntington Beach, CA 92648 T-h- Re: Administrative Permit 2006-005 9322 - 9332 E. Adams Ave. Dear Mr. Ramos: As you know Administrative Permit 2006-005 was issued March 28, 2006 with conditions requiring installation of four (4) 36 inch box trees or palm equivalent and A minimum 10 foot deep decorative paving band be installed at the main driveway off Adams Ave. This Administrative Permit was required due to the City showing a shortage of 4 parking stalls after this change in use to Medical from General Retail for subject space. Please note that the use matrix in the center has changed in that the Martial Arts tenant formerly located in 9048 Adams Ave. has vacated. With that vacant space designated General Retail and including the Medical use for Memorial Prompt care we have an excess of 16 spaces. Additionally we installed eight (8) palm trees in the stead of the four (4) required. Our concrete contractor inadvertently installed the 10 foot decorative paving in the right-of-way for Adams Ave. We have been attempting to get that rectified with the Public Works Department for many months and are now in agreement on the plan for correction of this error. The Public Works Department is asking that the decorative paving area be shown on the Street Improvement Plan. We maintain that the decorative paving is no longer necessary. However, if the Planning Department will correct their error and designate the Jiffy Lube parcel as Full Service Automotive for parking purposes we are willing to go ahead with the installation of decorative pavers to a depth of approximately 15 feet from the right of way line for Adams Ave. at the main driveway entry. Attached are two Parking Matrixes. One is marked Exhibit "A" and shows the uses and required parking after the Martial Arts tenant vacated with an excess of 16 spaces. The other is marked Exhibit "B" and shows Jiffy Lube as Full Service Automotive and shows an excess of 25 spaces. Very truly rs, les G. Ball cc: L. C. Smull James Wagner, Public Works, (714)374-1573 FAX James A. Kawamura, KHR, (949)756-6444 FAX PHOENIX OFFICE City ofHuntingtonSE., MAR 2 8 ZOO/ No 8024 NORTH 24TH AVENUE, SUITE 310, PHOENIX, ARIZONA 85021 • (602) 995-9113 • FAX (602 ) 995-0809 OFFICE of the ZONING ADMINISTRATOR CITY OF HUNTINGTON BEACH • CALIFORNIA NNNNNN.VNNNNNNNNNNNNNNNNNNNNNNNNN.VNNNNN P.O. BOX 190 CALIFORN IA 92648 (714) 536-5271 NOTICE OF ACTION . my 12, 1996 Petition Document: CONDITIONAL USE PERrsIIT NO. 96-38 (MARTIAL ARTS STUDIO) Applicant. Kyong Park Request: To establish a personal enrichment business, a martial arts studio, in an existing 1,750 square foot retail suite. The request includes an adjustment for the parking requirements of the shopping center to reflect that 10 percent of the center's square footage will be calculated at a parking ratio for storage use. Location: 9048 Adams (southeast corner of Magnolia Street) Project Planner: Mary Beth Broeren Dear Applicant: Your application was acted upon by the Zoning Administrator of the City of Huntington Beach on July 10, 1996 and your request was nd:tion Il oved. Included in this letter are the Conditions of Approval for this application. Under the provisions of the Huntington Beach Zoning and Subdivision Ordinance, the action taken by the Zoning Administrator is final unless an appeal is filed to the Planning Commission by you or by an interested party. Said appeal must be in writing and must set forth in detail the action and grounds by which the applicant or interested party deems himself aggrieved. Said appeal must be accompanied by a filing fee of Two Hundred Dollars ($200.00) if the appeal is filed by a single family dwelling property owner appealing the decision on his own property and Six Hundred Fifty Dollars ($650.00) if the appeal is filed by any other party. The appeal shall be submitted to the Secretary of the Planning Commission within ten (10) calendar days of the date of the Zoning Administrator's action. The last day for filing an appeal and paying the filing fee for the above noted application is July 22, 1996. Provisions of the Huntington Beach Zoning and Subdivision Ordinance are such that any application becomes null and void one (1) year after the final approval, unless actual construction has begun. Conditional Use Permit No. 96.38 Pace 2 FINDINGS FOR APPROVAL - CONDITIONAL SE PERM IT NO. 96-38: l . Conditional Use Permit No. 96-38 for the establishment, maintenance and operation of a personal enrichment business for a martial arts studio will not be detrimental to the general welfare of persons residing or working in the vicinity nor detrimental to the value of the property and improvements in the neighborhood. The use is compatible with the existing commercial tenants in the center and there is adequate room for drop off/pick up of students. The request includes an adjustment for the parking requirements of the shopping center to reflect that l0 percent of the center's square footage will be calculated at a parking ratio for storage use. This calculation is reasonable for a shopping center with approximately 70,000 square feet. The center has 345 r"king spaces and the proposed martial arts studio and the adjustment will require 345 spaces; thus, adequate parking is available. 2. The granting of Conditional Use Permit No. 96-38 will not adversely affect the General Plan of the City of Huntington Beach. The use is consistent with the goals and objectives of the Commercial General land use designation for the property. 3. The proposed use will comply with the provisions of the base district and other applicable provisions in Titles 20-25 and any specific condition required for the proposed use in the district in which it would be located. Adequate parking will be provided for the shopping center. SPE .IAL CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 96-38: 1. The site plan, floor plans, and elevations received and dated May 3 1, 1996 shall he the conceptually approved layout. 2. The use shall comply with the following: a. The back door shall remain closed during hours of operation. b. The maximum number of students per class shall be 20. c. Students and employees of the martial arts studio shall not park in the parking spaces adjacent to the front of the building except for loading and unloading. 3. The Zoning Administrator shall be notified in writing if any changes in floor area or use are proposed. The Zoning Administrator reserves the right to require that an amendment to the original entitlement be processed if the proposed changes are of a substantial nature. 1. The development shall comply with all applicable provisions of the Huntington Beach Zoning and Subdivision Ordinance, Building Division, and Fire Department. (s:za:lv:96-38) Candition l Uu Permit \o. 96.39 Page 3 2. The applicant shall meet all applicable local, State, and Federal Fire Codes, Ordinances, and standards. 3. The applicant shall obtain the necessary permits from the South Coast Air Quality Management District. 4. Traffic Impact fees shall be paid at the time of issuance of a Certificate of Occupancy or final inspection. (PTV) 5. A Certificate of Occupancy shall be issued by the Department of Community Development. 6. The Zoning Administrator reserves the right to revoke Conditional Use Permit No. 96-38 if any violation of these conditions of the Huntington Beach Zoning and Subdivision Ordinance occurs. Please be advised that the Zoning Administrator reviews the conceptual plan as a basic request for entitlement of the use applied for in relation to the vicinity in which it is proposed. The conceptual plan should not be construed as a precise plan reflecting conformance to all Code requirements. It is recommended that you immediately pursue completion of the Conditions of Approval and address all requirements of the Huntington Beach Municipal Code in order to expedite the processing of your total application. I hereby certify that Conditional Use Permit No. 96-38 was Conditionally Approved by the Zoning Administrator of the City of Huntington Beach, California, on July 10, 1996, upon the foregoing conditions and citations. Very trul yours, Scott ss Acting Zoning Administrator SH:MBB:Iek (t•za:hr:96.38) I MING:.TENANT _LIST:AND: USES: PARKING yR N Magnolia & Adams, Huntington Beach (Center 123) TENANTI_AnritzGec Bldg. A Calif. Bank & Trust 20100 Magnolia Bldg. B KC's Hair & Nails 9046 Adams Century 21/Real Estate 9038/9042 Adams Vacant 9048 Adams Bldg. C Drug Emporium #4148 9062 Adams Bldg. D Liquor Warehouse 9092 Adams Bldg. E Entenmann's Bakery Nail Land A-1 Mail Stop Dr. Barry Hanik VIP Cleaners Elegance Jewelry Curves For Women 9106-9108 Adams 9104 Adams 9114 Adams 9110 Adams 9116 Adams 9102 Adams 9120 Adams Bldg. F Memorial Prompt Care 9122-9132 Adams Bldg. G Carl's Jr. #125 9022 Adams BId . H Ji Lube 9032 Adams Revised 12/15/06 ExceVLAD/ExistTenantSgFtAna-3/27/2007 SQ.FT,,; -RETAIL;,, STORAGE RESI T MEDICAL, .QFFICE *P/E uto Full Svc Financial 6,240 6,240 Retail-Hair & Nails 1,050 1,050 Office-Real Estate 4,245 4,245 Retail 1,750 1,750 Retail-Drug Store 24,906 19,152 5,754 Retail-Liquor Store 12,215 10,386 1,829 Retail-Bakery Outlet 2,070 2,070 Retail-Nail Salon 828 828 Retail-Postal Shop 1,380 1,380 Dental 1,035 1,035 Retail-Dry Cleaners 1,380 1,380 Retail-Jewelry 897 897 Retail-Workout 1,380 1,380 Medical- Surgi Center 6,330 6,330 Restaurant 2,625 2,625 Retail-Automotive 3,154 3,154 Total Square Footage 71,485 49 667 7,583 2 625 7 365 4 245 _U 'Parking Ret P'1_ . Retail 66749 1/200 248 •, Storage 7,583 1/1000 8 Restaurant 2,625 cLD 1/100 27 Medical 7,365 cLD 1/175 43 Office 4,245 cLD 1/250 17 71,485 344 344 Required Provided 360 Excess Parking = 16 spaces Version 2(CB)R,Page 1 04 EXISTING TENANT LIST AND USES - PARKING RATIO Magnolia & Adams, Huntington Beach (Center 123) BLDG.TENANT ADDRESS USE SQ.FT.RETAIL STORAGE REST'T MEDICAL OFFICE *PIE uto Full Svc Bldg. A NuVision Credit Union 20100 Magnolia Financial 6,240 6,240 Bldg. B KC's Hair & Nails 9046 Adams Retail-Hair & Nails 1,050 1,050 Century 21/Real Estate 9038/9042 Adams Office-Real Estate 4,245 4,245 Vacant 9048 Adams Retail 1,750 1,750 Bldg. C Drug Emporium #4148 9062 Adams Retail-Drug Store 24,906 19,152 5,754 Bldg. D Liquor Warehouse 9092 Adams Retail-Liquor Store 12,215 10,386 1,829 Bldg. E Entenmann's Bakery 9106-9108 Adams Retail-Bakery Outlet 2,070 2,070 Nail Land 9104 Adams Retail-Nail Salon 828 828 A-1 Mail Stop 9114 Adams Retail-Postal Shop 1,380 1,380 Dr. Barry Hanik 9110 Adams Dental 1,035 1,035 VIP Cleaners 9116 Adams Retail-Dry Cleaners 1,380 1,380 Elegance Jewelry 9102 Adams Retail-Jewelry 897 897 Curves For Women 9120 Adams Retail-Workout 1,380 1,380 Bldg. F Memorial Prompt Care 9122-9132 Adams Medical- Surgi Center 6,330 6,330 Bldg. G Carl's Jr. #125 9022 Adams Restaurant 2,625 2,625 Bid . H Ji Lube 9032 Adams Full Service - Auto 3,154 3,154 Total S uare Footage 71 485 46 513 7 583 2 625 7 365 4 245 Parking Re-Cap Retail 46 513 @ 1/200 233 0, Storage 7,583 @ 1/1000 8 Restaurant 2,625 @ 1/100 27 Medical 7,365 @ 1/175 43 Full Service - Auto 3,154 @ 1/500 7 Office 4,245 @ 1/250 17 71,485 Total 335 Revised , 3/27/2007 ExcelLAD/ExistTenantSgFtAna-3/27/2007 Version 2(CB) 335 Required Provided 360 Excess 25 Page 1 0 0 BUSINESS PROPERTIES DEVELOPMENT COMPANY Cityof Huntington Beach 17631 FITCH IRVINE, CALIFORNIA 92614-6021 (949) 474-8900 FAX (949 ) 474-8936 cb_bp@pacbell.net October 5, 2006 James Wagner, P.E. PUBLIC WORKS City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Re:9132 E. Adams Ave. Memorial Prompt Care Dear Jim: OCT 0 6 2006 Transmitted herewith are four (4) copies of the full size civil engineers drawing for the main driveway off Adams Ave. showing the corrections to the work previously done in error. Please review and let me know if there are any corrections before the plans are turned over to the contractor. If you have .any questions please call me at (949)474-8900 extension 314. Very truly y rs, Charles G. Ball Cc: L. C. Smull, w/o enclosure Ann Powell Ricky Ramos, Associate Planner PHOENIX OFFICE 8024 NORTH 24TH AVENUE, SUITE 310 , PHOENIX , ARIZONA 85021 • (602) 995-9113 • FAX (602 ) 995-0809 'Nb L OD 4 1$v . 3(e-7 &c- V-k C)5tvo U c •.Ppv iD -fi Imo -rt ' N NOA . r U . -55S, C. =2--7 C.P , 9 2M s C1 N1PC Boa s La-1 (y,33t2 .sue L,IW ti- w = 3I -Cry (P. a,-,5 o s-P - 115 s-r-C Lei) - • I1 0 OCR - 00,9 - rc' l - c -E2 to _11 "`l Lit - Co S,331 = 3 l 2 'cml-rui"in NpL , •t174as -1 l ,L4-l3 4A (max (o X.4 -1 s / 1, oQo _ Pte- Na q;-3? - '[r T} AkTr -;- CP ?-S SJ f ! o L.D __23 132. owl v 1-41 7- -{S sty 2507 =Ito Gj 8 { tSoN i'q-( G4 -= I ,000 S.= ( 3s-t )SO 'S#= W N f-r-CC W ^I 1 u.5spwcf MV'IC-,(.- = 7,3Lo5 /- I'15 t tly.o°I 48,3L 41 T_ z ._ i 3 (a-- "I 5 -rAL.- It is U I p-F 7 fP?-I 11,4 6 rio 1 s7ep It = 3 .- Cl 1. I rAi L- ((cc,u. s Ji ) _ -1 I , 4'13 s - 2,3 , 13 2. sF >142) 341 S (IN c i t c ('rn Z (O D CO _ I 1 i* N ' ,APN IN N. Pr-F-1411,( t1 > __ _ -7t) " A- P v 6j v 4 0 f--vt'F- -i'p - 1 %A 5 f 5(-fir IN --tA -N 4 o1- i1o11V5p1 lh^!'i N l- H ?(03 'r • 3`43 Gt c __.cj Gam' .. wl rya 4•0-Q a-r-t .d Lc Ct c t4- 4( l ' fotL' o Jy k .+. tf •h v!+V 1 L r BUSINE SS PROPERTIES DEVELOPMENT COMPANY 17631 FITCH IRVINE, CALIFORNIA 92614-6021 (949) 474-8900 FAX (949) 474-8936 cb_bp@pacbell.net City of Huntington Beach February 16, 2006 FEB 17 2006 Herb Fauland, Principal Planner PLANNING DEPARTMENT City of Huntington Beach 2000 Main Street Huntington Beach, CA 92648 Re: 9322 - 9332 E. Adams Ave. Memorial Prompt Care Dr. Jamie Lewis Dear Herb: The Leasing Department has related to me some difficulties we are experiencing in getting a building permit for Dr. Jamie Lewis for his emergency care facility. This is a 6,330 s.f tenant taking the place of a Hallmark Card shop and a music shop. I personally went to the site yesterday and measured the storage area of Drug Emporium and of the Liquor Warehouse. Those areas are 5,754 s.f and 1,820 s.f respectively. I also measure the Jiffy Lube building and adding the second floor area to the first floor that space totals 3,154 s.f. Our disagreement with the information Ricky Ramos has developed is mainly in the classification of the Jiffy Lube use. I believe that the use in Chapter 231 that most accurately fits is Service Station full-serve/repair garage. The required parking is 5 spaces minimum with 1 space per 500 s.f. The Jiffy Lube is 3,154 s.f for a requirement of 7 spaces. The Jiffy Lube space breaks down to office on the 2ndfloor of 760 s.f; customer waiting area and rest rooms of 760 s.f.; storage area 380 s.f and 1,360 s.f of lube bays. Therefore I have had the parking tenant matrix revised to reflect this current information. A copy is attached. You will note that required parking totals 355 spaces and according to my count on the current site plan we have provided 360 spaces. No provisions were made for the vehicles in the lube bays or in the stacking lanes waiting for service. Attached are some pictures I took of the Jiffy Lube facility which supports my conclusions. PHOENIX OFFICE 8024 NORTH 24TH AVENUE, SUITE 310, PHOENIX, ARIZONA 85021 • (602) 995-9113 • FAX (602) 995-0809 Herb Fauland, Principal Planner February 16, 2006 PLANNING DEPARTMENT page 2 Re: 9322 - 9332 E. Adams Ave. Further, in larger mixed use centers no allowance is made by your code for vacancies. These are a fact of life and 5% to 10% are not unusual. We currently have a vacancy of 6,330 s.f., the space being taken by the Surgi Center. Additionally in 2006 we have approximately 9,000 s.f of space with leases expiring. In 2007 there will; be 7,365 s.f of space with leases expiring. There is no way of predicting how many of these leases will be renewed and how many will actually experience a period of vacancy, but reason tells me that there will be some. Last, in 1999 we had a parking survey completed in anticipation of the Jiffy Lube use, by James A. Kawamura, KHR & Associates. A copy is enclosed. You will note that according to his conclusions a Parking Demand Analysis indicated that 197 spaces were adequate for the site and applying the HIGHEST parking generation recommended by International Traffic Engineers Manual 283 spaces were sufficient. Since we have 360 spaces it is evident that we have an under utilized development and if the parking and building areas were brought into a reasonable ratio there could be a greater availability of rental space which translates into greater income for the City in tax revenues and fees. Please contact me at your earliest convenient to discuss this matter further. A needed service to the City and neighborhood is being needlessly delayed over a question of a few parking spaces. You may contact me at (949)474-8900, extension 314. Very truly yours, Charles G. Ball Cc: L. C. Smull Brendan Smith Ricky Ramos, City of Huntington Beach, Planning Department EXISTING TENANT LIST AND USES - PARKING RATIO Magnolia & Adams, Huntington Beach (Center 123) BLDG.TENANT ADDRESS USE SQ.FT.RETAIL STORAGE RESTT EDIC OFFICE *P/E Auto Full Svc Bldg. A Calif. Bank & Trust 20100 Magnolia Office 6,240 6,240 Bldg. B KC's Hair & Nails 9046 Adams Retail-Hair & Nails 1,050 1,050 Century 21/Real Estate 9038/9042 Adams Office-Real Estate 4,245 4,245 Victory Martial Arts 9048 Adams Retail-Martial Arts 1,750 1,000 Bldg. C Drug Emporium #4148 9062 Adams Retail-Drug Store 24,906 19,152 5,754 Bldg. D Liquor Warehouse 9092 Adams Retail-Liquor Store 12,215 10,386 1,829 Bldg. E Entenmann's Bakery 9106-9108 Adams Retail-Bakery Outlet 2,070 2,070 Nail Land 9104 Adams Retail-Nail Salon 828 828 A-1 Mail Stop 9114 Adams Retail-Postal Shop 1,380 1,380 Dr. Barry Hanik 9110 Adams Dental 1,035 1,035 VIP Cleaners 9116 Adams Retail-Dry Cleaners 1,380 1,380 Elegance Jewelry 9102 Adams Retail-Jewelry 897 897 Curves For Women 9120 Adams Retail-Workout 1,380 1,380 Bldg. F Proposed Surgi Center 9122-9132 Adams Medical- Surgi Center 6,330 6,330 Bldg. G Carl's Jr. #125 9022 Adams Restaurant 2,625 2,625 Bld . H Ji Lube 9032 Adams Retail-Automotive 3,154 3,1:54 Total Square Footage 71,485 44,763 7,583 2,625 7,365 4,245 1,000 3,154 Parking Re-Cap Retail 44,763 @ 1/200 224 Storage 7,583 @ 1/1000 8 Restaurant 2,625 @ 1/100 27 Medical 7,365 @ 1/175 43 Office 4,245 @'1/250 17 *Personal Enrichment 1,000 @ 1/35 29 Automobile Full Service 3,154 @ 1/500 7 70,735 Total 355 355 Required Provided 360 Excel/LAD/ExistTenantSgFtAna-2/16/2006 Version 2(CB) Page 1 i I\b_l\I b_ KHR ASSOCIATES Consulting Engineers - Architects - Planners J J J i 1 I I I July 8, 1999 Mr. Charles Ball Business Properties 17631 Fitch Road Irvine, California 92623 SUBJECT: PARKING ANALYSIS OF SHOPPING CENTER AT MAGNOLIA STREET & ADAMS AVENUE (HUNTINGTON BEACH, CALIFORNIA) Dear Mr. Bail: Transmitted herein are the results of KHR Associates' analysis of existing parking conditions of the Drug Emporium shopping center located at the southeast corner of Magnolia Street and Adams Avenue, in the City of Huntington Beach, California. This analysis focuses on identifying current on-site parking demand and supply, and determining whether or not parking deficiencies could result with either the loss of existing parking, the addition of landscaping, or building changes within the shopping center. Specifically, the goal is to provide documentation of existing parking conditions in relation to the proposed addition of a 2,930 square foot Jiffy Lube in place of the vacant 2,500 square foot office building located at 9032 Adams Avenue. The findings, conclusions, and recommendations contained in this report are those of KHR Associates, and not necessarily shared by Business Properties, the City of Huntington Beach, or any project proponents or opponents. SITE DESCRIPTION The shopping center is located on a rectangular shaped lot with street frontage along Adams Avenue (north property line) and Magnolia Street (west property line). There are currently six buildings on site. All are single story structures consisting of 70,835.5 square feet of retail, office, restaurant and educational uses. The front of the shopping center parking lot is in fair condition, with the parking stalls clearly delineated. The rear of the center, however, is in sad disrepair. The parking surface is in poor condition, and parking stall delineation if very difficult to read. The parking lot currently delineates 329 parking spaces. Of these spaces, 12 spaces are designated for handicapped use, and two are marked as 30-minute at the front of the center. It was observed during the survey that the 30-minute delineation was ignored on a regular basis. It is proposed that the existing 2,500 square foot vacant office use building be demolished to allow the development of a 2,930 square foot Jiffy Lube facility. The new building area is proposed to be one story plus a mezzanine at its maximum height. The shopping center square footage will increase from 70,835.5 square feet existing to 71,265.5 square feet new. Thus, the net increase in buildings will be 430 square feet. 2355 Main Street - Suite 120 (949) 756-6440 Irvine, California 92614 Fax (949) 756-6444 Mr. Charles Ball July 6, 1999 Page 2 1l Per City of Huntington Beach CUP #96-38, 10% of the total building square footage has been designated as storage. Based on that finding, and the following breakdown, the existing shopping center requires 364 spaces. USE APPLICABLE CODE STORAGE 1/1000 SF (10% OF 70,835.5 SF) RETAIUBANK/ 1/200 SF (90% OF 58,680.5 SF) FOOD & BEVERAGE RE 'D SPACES 8 SPACES 264 SPACES P 0 I EATING/DRINKING 1/100 SF (90% OF 2,625 SF) MORE THAN 12 SEATS ON-SITE WITH MORE THAN 3 USES OFFICE: 1/250 SF (90% OF 6,745 SF) PROFESSIONAL OFFICE: 1/175 SF (90% OF 1,035 SF) DENTAL PERSONAL 1/35 SF CLASSROOM (1,000 SF) ENRICHMENT GROSS SPACE 1 750 SF TOTAL SPACES REQUIRED 24 SPACES 24 SPACES 6 SPACES 28 SPACES 354 SPACES If the vacant office building is demolished and replaced by the proposed Jiffy Lube facility, the breakdown would read as follows:I USE APPLICABLE CODE STORAGE 1/1000 SF (10% OF 71,265.5 SF) RETAIL/BANK/ 1/200 SF (90% OF 61,610.5 SF) FOOD & BEVERAGE EATING/DRINKING 1/100 SF (90% OF 2,625 SF) MORE THAN 12 SEATS ON-SITE WITH MORE THAN 3 USES OFFICE: 1/250 SF (90% OF 4,245 SF) PROFESSIONAL OFFICE: 1/175 SF (90% OF 1,035 SF) DENTAL PERSONAL 1/35 SF CLASSROOM (1,000 SF) ENRICHMENT GROSS SPACE 1 750 SF TOTAL SPACES REQUIRED RE 'D SPACES 7 SPACES 277 SPACES 24 SPACES 15 SPACES 6 SPACES 28 SPACES 357 SPACES Mr. Charles Ball July 6, 1999 Page 3 PARKING SURVEY KHR Associates conducted AM and PM parking surveys of the existing shopping center parking lot in order to determine current actual usage of the subject parking lot. The AM survey was conducted between 11:00 AM and 2:00 PM, and the PM survey was conducted between 3:00 PM and 6:00 PM. These hours are considered peak periods of parking demand in commercial centers. The surveys took place on Friday, June 25 , 1999 and on Saturday June 26, 1999. Conditions at the shopping center and within the parking lot appeared normal (i.e., all businesses were open, and there were no special events or incidences during the survey period). Recordings were made at 30-minute intervals by noting the last three digits of the license plate of each vehicle occupying a parking space within the shopping center parking lot, and in the area behind the shopping center. The tables of these recordings are attached to this report. As noted in the attached tables, the highest number of parked vehicles during a 30-minute period on Friday was between 5:00 and 5:30 PM when 119 vehicles were observed in the parking lot. On Saturday the highest number of parked vehicles during -a 30-minute period was between 2:00 AM and 2:30 PM when 150 vehicles were observed in the parking lot. On average, parking demands throughout the day were found to be fairly consistent. The average number of parked vehicles in a 30-minute period between 11:00 AM and 2:00 PM was 101 on Friday and 127 on Saturday. The average number of parked vehicles in a 30- minute period between 3:00 PM and 6:00 PM was 96 on Friday and 108 on Saturday. The 329 spaces in the existing parking lot were observed to function well, because of clearly marked parking spaces and drive aisles and a lack of use in the rear of the center. Other than those vehicles belonging to the employees of the businesses, the greatest concentration of vehicles was concentrated around the liquor store and the drug store. PARKING DEMAND VS. PARKING SUPPLY When a commercial parking lot with over 100 unrestricted, non-assigned parking spaces is less than 50% full, parking demand is considered to be low. When 50% to 75% full, parking demand is considered average (or balanced with supply). When 75% to 90% full, demand is considered high. When a parking lot with over 100 spaces is over 90% full, it is considered at capacity, even though empty parking spaces are available at any given time. Overall, the current state of parking demand at the subject shopping center is low. During the early afternoon peak hour period (1:00 PM to 1:30 PM on Friday and 1:30 PM to 2:00 PM on Saturday), the parking demand averaged 128 spaces, with the greatest number being 150 spaces used. During the evening peak hour period (5:00 PM to 6:00 PM on Friday and 3:00 PM to 4:00 PM on Saturday), the parking demand averaged 128 spaces, with the greatest number being 142 spaces used. By adding a 10% contingency demand increase for possible future changes in the types of uses within the shopping center, a total of 165 spaces would be required. On the supply side, an additional 10% should be added to meet an "at capacity" condition. Thus, 182 parking spaces should be provided, based on survey results. If a total of 15 spaces were added in anticipation of the new Jiffy Lube, the new required parking total, based on estimated parking demand, would be 197 spaces. The total parking I I I I I i Mr. Charles Ball July 6, 1999 Page 4 requirement based on the City of Huntington Beach CUP #96-38 parking requirements for shopping centers is 357 spaces. This calculation is based on the previously shown breakdown. The proposed site plan shows a provision of 361 spaces. Based on an estimated parking demand for 197 spaces, there will be an excess of 164 spaces. OBSERVATIONS The discrepancy between estimated parking demand and parking code requirements based on shopping center use is significant. It is clear that existing parking demand within the existing shopping center is low, however, this may not be the case when the center is remodeled and a new building is added. When examined on a use by use basis, the City's code requirements are appropriate and in line with the requirements found in other Orange County jurisdictions. Code requirements do not, however, necessarily account for varied parking needs in a multi-use shopping center - for example, failing to recognize that a use such as the night club has restricted hours of business that are not concurrent with other businesses such as medical offices. Furthermore, parking requirements that are calculated by totaling parking requirements for individual uses within a common shopping center have been found to be excessive, since many customers patronize more than one business or office in- such centers. In fact, the Institute of Transportation Engineers (ITE) in its Parking Generation manual, 2ndEdition, defines a shopping center as "an integrated group of commercial establishments which is planned, developed, owned and managed as a unit." The data contained in this document acknowledges the fact that the total parking demand for a multi-use shopping center is less than the sum of parking demands for individual uses within the center, and that typically, the larger the shopping center, the less parking per gross square feet of leasable area is required. The high coefficient of correlation noted in the ITE manual indicates that a strong relationship exists between gross square feet of leasable area and peak parking spaces occupied. The highest average ITE parking generation rate for a shopping center is 3.97 parking spaces occupied per 1,000 gross square feet of leasable space on a Saturday. Applying this rate to the proposed 71,265.5 square foot shopping center yields a peak parking space requirement of 283. This is higher than the projected parking demand (i.e., 197 spaces) and lower than the 357 spaces that would be required by applying City code to the shopping center. It should also be noted that commercial parking lots, particularly those that service neighborhood retail businesses, often appear congested and full; even when there are many empty parking spaces. High turn over rates, pedestrian activities, customer preferences for spaces closest to the storefront, peak demands, and deliveries all contribute to parking congestion. Poor driveway access, poorly marked or managed spaces, and inefficient internal circulation are also major factors. . Mr. Charles Ball July 6, 1999 Page 5 I I I I I RECOMMENDATIONS Based on the above findings regarding existing parking demands and authoritative data from the Institute of Transportation Engineers, it is recommended that the City of Huntington Beach approve the proposed parking solution for the proposed site improvements based on the fact that the proposed project is in a shopping center. Parking requirements should reflect the multi-use nature of a shopping center, rather than merely the sum of parking requirements for individual uses. The application of parking code requirements yields a parking requirement of 357 spaces for the subject shopping center. The parking demand analysis suggests that 197 parking spaces should be adequate. Applying the highest ITE parking generation rate suggests that 283 parking spaces be provided. The project calls for 361 parking spaces to be provided. IN CLOSING If there are any questions regarding our findings or recommendations, please do not hesitate to call at your convenience. Sincerely yours, KHR Associates James H. Kawamura, P.E. President R-Business Properties-Huntington Beach Parking Analysis.doc QROFESS/04i K4 114 (( No. TR 1 1 10 Expirafion:09/30/99 "RA F 0C \Q 9TFof CA0F' I MAGNOLIA & ADAMS PROPOSED MULTI-TENANT LIST BLDG.TENANT ADDRESS USE S.F.PKG. REQ'D. BLDG. A CARL'S JR.9022 ADAMS FAST FOOD 2,625 1/100 S.F. BLDG. B SUMITOMO BANK 20100 MAGNOLIA BANK 6,240 S.F.1/200 S.F. BLDG. C BERG REALTY 9036 & 9042 ADAMS REAL ESTATE SALES OFFICE 4,245 S.F.1/250 S.F. TINA'S HAIR FASHIONS 9046 ADAMS BEAUTY SHOP 1,050 S.F.1/200 S.F. MARTIAL ARTS STUDIO 9048 ADAMS PERSONAL ENRICHMENT 1,750 S.F.PER CUP 96-38 BLDG. 0 RITE AID CORP.9062 ADAMS DRUG STORE 24,906 S.F.1/200 S.F. BLDG. E LIQUOR WAREHOUSE 9092 ADAMS BEVERAGE SALES 12,215 S.F.1/200 S.F. BLDG. F ELEGANCE JEWELRY 9102 ADAMS RETAIL JEWELRY 897 S.F.1/200 S.F. NAIL LAND 9104 ADAMS PERSONAL SERVICES 862.5 S.F.1/200 S.F. ENTENMENN'S BAKERY 9106 & 9108 ADAMS FOOD SALES 2,070 S.F.1/200 S.F. DR. BARRY HANIK, DDS 9110 ADAMS DENTAL OFFICE 1,035 S.F.1/175 S.F. POSTAL ANNEX 9114 ADAMS PERSONAL SERVICES 1, 380 S.F.1/200 S.F. VIP DRY CLEANERS 9116 ADAMS PERSONAL SERVICES 1,380 S.F.1/200 S.F. GARY'S KOSHER MEATS 9120 ADAMS FOOD SALES 1,380 S.F.1/200 S.F. BLDG. G HIGHER SOURCE RECORD 9122 ADAMS RETAIL SALES 3,300 S.F.1/200 S.F. PAT'S HALLMARK 9132 ADAMS RETAIL SALES 3,000 S.F.1/200 S.F. BLDG. H JIFFY LUBE 9032 ADAMS PERSONAL SERVICE 2,930 S.F.1/200 S.F. TOTAL BLDG. AREA 71,265.5 S.F. MAGNOLIA & ADAMS EXISTING MULTI-TENANT LIST BLDG.TENANT ADDRESS USE S.F.PKG. REQ'D. BLDG. A CARL'S JR.9022 ADAMS FAST FOOD 2,625 1/100 S.F. BLDG. B SUMITOMO BANK 20100 MAGNOLIA BANK 6,240 S.F.1/200 S.F. BLDG. C BERG REALTY 9036 & 9042 ADAMS REAL ESTATE SALES OFFICE 4,245 S.F.1/250 S.F. TINA'S HAIR FASHIONS 9046 ADAMS BEAUTY SHOP 1,050 S.F.1/200 S.F. MARTIAL ARTS STUDIO 9048 ADAMS PERSONAL ENRICHMENT 1,750 S.F.PER CUP 96-38 BLDG. D RITE AID CORP.9062 ADAMS DRUG STORE 24,906 S.F.11200 &F. BLDG. E LIQUOR WAREHOUSE 9092 ADAMS BEVERAGE SALES 12,215 S.F.1/200 S.F. BLDG. F ELEGANCE JEWELRY 9102 ADAMS RETAIL JEWELRY 897 S.F.1/200 S.F. NAIL LAND 9104 ADAMS PERSONAL SERVICES 862.5 S, F.1/200 S.F. ENTENMENN'S BAKERY 9106 & 9108 ADAMS FOOD SALES 2,070 S.F.1/200 S.F. DR. BARRY HANIK, DDS 9110 ADAMS DENTAL OFFICE 1,035 S.F.1/175 S.F. POSTAL ANNEX 9114 ADAMS PERSONAL SERVICES 1,380 S.F.1/200 S.F. VIP DRY CLEANERS 9116 ADAMS PERSONAL SERVICES 1 380 S.F.1/200 S.F. GARY'S KOSHER MEATS 9120 ADAMS FOOD SALES 1,380 S.F.1/200 S.F. BLDG. G HIGHER SOURCE RECORD 9122 ADAMS RETAIL SALES 3,300 S.F.1/200 S.F. PAT'S HALLMARK 9132 ADAMS RETAIL SALES 3,000 S.F.1/200 S.F. BLDG.H VACANT 9032 ADAMS OFFICE 2,500 S.F.1/250 S.F. TOTAL BLDG. AREA 70,835.5 S.F. 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PARCEL MAP P M. 54 -22PARCEL MAP PM. 50-27 2 R.//W. 1o 10 00• II STREET 53 NOTE•ASSESSORS BLOCK B ASSESSORS MAP PARCEL NUMBERS BOOK 151 PAGE 19 SHOWN IN CIRCLES COUNTY OF ORANGE /AO i0 NO.. 428 4.P II 151-19 /'.100' CD