Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
PC AG PKT 2014-11-17 #3
OF4EG�°;:•y PLANNING COMMISSION ITEM NUMBER } STAFF REPORT 3 (/FOKN`P: TO: Planning Commission FROM: Director of Community Development MEETING DATE: NOVEMBER 17, 2014 SUBJECT: PUBLIC HEARING REQUEST FOR A CONDITIONAL USE PERMIT (CUP 14-7) TO PERMIT A SHARED PARKING AGREEMENT FOR A BEAUTY SALON BUSINESS WITH UP TO 33 TOTAL SALON STATIONS AT AN EXISTING BEAUTY SALON IN THE SEAL BEACH VILLAGE SHOPPING CENTER WITHIN THE SERVICE COMMERCIAL (SC) ZONED AREA. LOCATION: 13944 Seal Beach Boulevard APPLICANT: SETH EAKER, BLACK MARBLE CONSULTING RECOMMENDATION: After conducting the Public Hearing, staff recommends that the Planning Commission adopt Resolution No. 14-9, APPROVING Conditional Use Permit 14-7 with Conditions. Conditional Use Permit 14-7 13944 Seal Beach Boulevard November 17, 2014 Page 2 of 5 GENERAL PLAN DESIGNATION: COMMERCIAL — SERVICE ZONE: SC (SERVICE COMMERCIAL) SITE DESCRIPTION: Assessor's Parcel Number: 095-641-49, 095-641-55, 095-641-56, & 095- 641-57 Lot Area: 319,294 sq. ft. (7.33 acres) Unit Gross Floor Area: 3,562 sq. ft. Surrounding Properties- North: Service Commercial South:General Commercial East: Military West: Residential High Density ENVIRONMENTAL ASSESSMENT: Pursuant to the State of California Public Resources Code and State Guidelines for the California Environmental Quality Act (CEQA), the Community Development Department has determined that the proposed project is categorically exempt from environmental review per Section 15060(c)(2) and Section 15061(b)(3) of the State CEQA Guidelines. LEGAL NOTIFICATION: The legal notice of this hearing was published in the Seal Beach Sun Newspaper on November 6, 2014 and mailed to property owners and occupants within a 500' radius of the subject property on November 6, 2014, with affidavits of publishing and mailing on file. VICINITY MAP: AERIAL MAP: C i t y o f S e a l B e a c h prAve West" Iii—7 Conditional Use Permit 14-7 13944 Seal Beach Boulevard November 17, 2014 Page 3 of 5 BACKGROUND: On March 5, 2014 the Phenix Salon Suites obtained a business license to operate a 3,575 square foot salon that has an interior configuration to allow the rental of individual suites to professionals in the beauty industry. This business is similar to traditional salons where a stylist rents a chair or station. The suites will be occupied by stylists, cosmetologists and other similar state licensed professionals in the beauty industry. ANALYSIS: The applicant filed an application on behalf of Phenix Salon Suites for Conditional Use Permit 14-7 to permit a shared parking agreement for a beauty salon business with up to thirty-three (33)total salon stations at an existing beauty salon in the Service Commercial (SC)Zoning area at the Seal Beach Village Shopping Center located at 13940, 13944, and 13948 Seal Beach Boulevard. The subject site is developed as a multi-tenant commercial shopping center with a combination of pad tenants and in-line tenant spaces totaling 87,200 sq.ft., and provides 362 parking spaces. The property is surrounded to the west by multi-family residential in the Residential High Density-Planned Development ( HD-PD) zoned area; to the north is Faith Christian Assembly Church in the Service Commercial (SC) zoned area; to the south is a gas station and office building in the General Commercial (GC)zoned area; and to the east is the Naval Weapons Station in the Military (MIL) zoned area. The business currently allows nineteen (19) operators to operate various types of salon uses such as beauty and barber shops, stylists, cosmetologist, estheticians, and similar professionals to operate within the nineteen (119)suites. The applicant is asking to allow an additional fourteen (14) salon stations to be installed in the existing suites, so that larger suites would have 2-4 stations. The proposed beauty salon will primarily operate seven (7) days a week from 7 am to 9 pm. Operators are permitted to make appointments as needed outside of these set hours but the overall establishment will operate within these hours of operation. The Service Commercial (SC)zoned area permits beauty salons and similar facilities. The Development Code generally requires such businesses to provide at least two parking spaces for each work station in the salon. This means that Phenix Salon would be required to provide sixty-six spaces to accommodate the proposed 33 work stations. Due to the current mix of other uses in the shopping center, there is insufficient room to accommodate the number of parking spots generally required by the Code. The Development Code(Section 11.4.20.020)permits, however, also permits approval of a a Conditional Use Permit(CUP) for shared parking facilities serving more than one use on a site or serving more than one property and thereby allow for a reduction of the total number of spaces required if the following findings are made, in addition to the findings generally required for all CUPS: 1. The peak hours of parking demand from all uses do not coincide so that peak demand will not be greater than the parking provided; and 2. The adequacy of the quantity and efficiency of parking provided will equal or exceed the level that can be expected if parking for each use were provided separately. Conditional Use Permit 14-7 13944 Seal Beach Boulevard November 17, 2014 Page 4 of 5 Parking Demand KOA Corporation, a traffic and engineering firm prepared a Parking Study dated October, 2014 to evaluate the subject site's parking requirements based on the existing uses in the center, the increased number of salon suites, and potential user types in the vacant tenant spaces. The Parking Study concluded that the center has sufficient on-site parking spaces to accommodate the current users, proposed increase in salon operator stations, and a mix of retail and restaurant uses in the vacant spaces. The Parking Analysis evaluated the highest peak demand for the existing users in the commercial shopping center. KOA conducted a field survey to evaluate existing conditions and the number of parking spaces required to support the current uses, with the proposed operator stations and future uses in vacant tenant spaces. The field survey took place four (4)days in the month of August that were anticipated to be the busiest days on an average week. The highest demand for parking was determined to be on Tuesday around noon time. This peak demand is attributed to a farmers market that occupies 31 spaces in the parking lot from 9arn to 1 pm. At that time, the maximum parking demand for the center is 268 parking spaces of the 362 parking spaces provided on-site. To analyze the potential future demand of the shopping center , the parking study evaluated the City's Zoning Code requirement of two (2) spaces per salon operator station to determine the required demand for the additional fourteen (14) beauty salon stations which would be an additional twenty- eight (28) parking spaces for a total of 296 spaces required for all uses. Remaining available parking spaces on-site will be 66 parking spaces. The commercial center currently has five (5) vacant tenant spaces. In order to evaluate potential conditions in the center when these tenant spaces are occupied, the Consultant analyzed various case scenarios. The typical use for these vacant tenant spaces would be retail, offi ce or restaurant. Table 1 describes the parking ratios for combination of uses. TABLE 1 PARKING RATIOS FOR SPECIFIED USES Retail Restaurant lVace per 100 sq. ft. of gross floor area S _ Office 1 s ace per 400 q. ft. of gross floor area Medical 1 space per 250 sq. ft. of gross floor area Each type of use requires a different ratio for analyzing parking demand. Since there are an estimated 66 parking spaces remaining, the parking study proposes that the vacant square footages in the shopping center can accommodate a 1,300 square foot eating establishment that will require thirteen (13) parking spaces and the remaining 3,448 square feet could be retail uses which will require eleven (11) parking spaces for a total of twenty four (24) parking spaces. This scenario shows that the center would be able to accommodate the required parking for all existing users, the additional salon stations and future mixed occupancy of the vacant tenant spaces Conditional Use Permit 14-7 13944 Seal Beach Boulevard November 17, 2014 Page 5 of 5 The parking analysis and the planning staff have included conditions in the attached resolution limiting the types of future uses to the existing percentages and floor areas of the existing use types on site so the parking demand will not exceed the total number of parking spaces on-site which is 362 spaces. Since the parking analysis examined parking allocation based upon the existing types of uses with the vacant spaces being projected as a combination of retail and eating establishment any future modification in the shopping center percentages will require additional review by the Planning Commission. Table 2 describes the current shopping center's use types by percentage with the most intense parking demand: TABLE 2 EXISTING USES BY PERCENTAGE WITH THE HIGEST PARKING DEMAND Restaurant Eight 8 percent at 7,402 s . ft. Bank and other financial institution Thirty-four 34 percent at 29,473 s . ft. Medical Eleven 11 percent at 9,232 s . ft. Personal Services such as beauty salons Thirty-three 33 salon stations CONCLUSION: The Parking Demand Analysis shows adequate parking will be available to accommodate the proposed increase in operator stations at the existing Phenix beauty salon with the existing uses located on site based upon the peak demand for weekday and weekend use. Additionally, the Parking Study shows the total number of parking spaces provided, which is 362 spaces, is sufficient to meet the needs of all the current users with the additional operator stations (total 33 salon stations) and full occupancy of currently vacant spaces. . Based on these factors, staff believes that the necessary findings can be made to support approval of CUP 14-7 After conducting the public hearing and receiving public testimony, staff recommends that the Planning Commission adopt the attached Resolution No. 14-9 approving CUP 14-7 to permit a shared parking agreement for the Phenix beauty salon business with up to 33 total salon stations. Prepared by: Steve Fowler Jim Qksharn oil Assistant Planner—Community Development Director of Co munity Development Attachments: 1. Resolution No. 14-9 —A Resolution of the Planning Commission of the City of Seal Beach Approving Conditional Use Permit 14-7 to permit a shared parking agreement for a beauty salon business with up to thirty-three (33) total salon stations at 13944 Seal Beach Boulevard within the Service Commercial (SC) Zoning area. a. Parking Demand Analysis, dated October, 2014 2. Applicant's Letter 3. Floor Plan and Site Plan ATTACHMENT RESOLUTION NO. 14- A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT 14-7 TO PERMIT A SHARED PARKING AGREEMENT FOR A BEAUTY SALON BUSINESS WITH UP TO 33 TOTAL SALON STATIONS AT AN EXISTING BEAUTY SALON IN THE SEAL BEACH VILLAGE SHOPPING CENTER AT 13944 SEAL BEACH BOULEVARD WITHIN THE SERVICE COMMERCIAL (SC) ZONED AREA RESOLUTION NO. 14-9 A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT 14- 7 TO PERMIT A SHARED PARKING AGREEMENT FOR A BEAUTY SALON BUSINESS WITH UP TO 33 TOTAL SALON STATIONS AT AN EXISTING BEAUTY SALON IN THE SEAL BEACH VILLAGE SHOPPING CENTER AT 13944 SEAL BEACH BOULEVARD WITHIN THE SERVICE COMMERCIAL (SC) ZONED AREA. THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY FIND AND RESOLVE AS FOLLOWS: Section 1. On August 2 , 2014, Black Marble Consulting submitted an application on behalf of Phenix Salon Suites ("the applicant") for Conditional Use Permit (CUP) 14-7 to permit a shared parking agreement for a beauty salon business with up to total salon stations at an existing beauty salon at 13944 Seal Beach Boulevard ("the subject property"). A shared parking agreement is permitted on the subject property subject to approval of a CUP. Section 2. A duly noticed public hearing to consider the application for CUP 14-7 was held before the Planning Commission on November 17, 2014. At the public hearing, the Planning Commission received and considered all evidence presented, both written and oral, regarding the subject application. The record of the public hearing indicates the following: A. The subject property is located at the north west corner of Westminster Boulevard and Seal Beach Boulevard, in the Service Commercial (SC) Zoning Area. It is surrounded to the west by multi-family residential in the Residential High Density-Planned Development (RHD-PD); to the north is Faith Christian Assembly Church in the Service Commercial (SC) zoned area; to the south is a gas station and office building in the General Commercial (GC) zoned area; and to the east is the Naval Weapons Station in the Military (MIL) zoned area. B. There is an existing commercial shopping center on the subject property where Phenix Salon Suites currently operates. C. The applicant proposes to permit a shared parking agreement for a beauty salon business with up to 33 total salon stations at an existing beauty salon. D. A parking analysis was prepared by KOA Consulting dated October 2014 and has been attached to this resolution as Exhibit A. E. City staff has determined that approval of CUP 14-7 is categorically exempt from review under the California Environmental Quality Act, Pub, Res. Code 21000 et seq., ("CEQA") and the State CEQA Guidelines, 14 G.C.R. § 15000 et seq., because it would only result in the permitting of additional salon stations within an existing salon, and that it is therefore categorically exempt from further CEQA review under the CEQA Guidelines, Sections 15301 (Class 1 —existing facilities). Section 3. Based upon the facts contained in the record, including those stated in the preceding Section of this resolution and pursuant to Chapter 11.420.020 and -1 of 4- 11.5.20.020 of the City of Seal Beach Municipal Code, the Planning Commission hereby finds as follows: A. The proposed use is consistent with the General Plan because the additional salon operators encourage growth in the commercial area of Planning Area 3. The General Plan Land Use Element encourages revitalization and reuse within the project area in a logical, systematic manner, compatible with existing commercial uses. The proposed addition of operator stations and shared parking analysis shows the center will grow in a logical manner that will be compatible with the existing commercial center. As conditioned, the proposed shared parking agreement will allow for expanded services of an existing facility, which has proven to be compatible with the surrounding uses. B. The proposed use is allowed within the Service Commercial (SC) District subject to approval of a Conditional Use Permit and complies with all other applicable provisions the Municipal Code, The General Plan Land Use Map designates the subject property as a Commercial - Service and the Zoning Map designates the area as Service Commercial (SC). Pursuant to the Seal Beach Municipal Code a shared parking agreement is permitted in the SC zone with approval of a Conditional Use Permit. C. The site is physically adequate for the type, density, and intensity of the use being proposed. A parking analysis concluded that the project site can accommodate the anticipated parking demand for the addition of the existing salon. The proposed Parking Agreement with the conditions listed will allow the accommodation of the additional salon stations along with future occupancy at vacant tenant spaces. The additional stations will not require any expansion of the existing square footage of the existing buildings. The subject site is developed with an existing multi-tenant commercial shopping center. No major alterations are required on the site. D. The location, size, design, and operating characteristics of the proposed use are compatible with, and will not adversely affect, uses and properties in the surrounding neighborhood. The parking analysis shows that the peak demand for each zone within the center does not coincide or adversely impact other zones. Phenix Salon Suite is already operating with no adverse effects and it is anticipated with the Parking Agreement and conditions that the additional operators within the salon will not have any adverse effects on the shopping center or surrounding uses, E. The establishment, maintenance, and operation of the proposed use at the subject site will not be detrimental to the health, safety, or welfare of persons residing or working in the vicinity of the proposed use. The Parking Agreement and conditions included in this resolution will require the center to maintain similar uses as are currently operating in the center. The continued operation of existing uses will ensure an adequate amount of parking remains available for all the users on site so that it does not impact the surrounding uses and area. F The peak parking demand hours for all uses do not coincide so that peak demand will not be greater than the parking provided. The Parking Analysis prepared by KOA Corporation, dated October 2014, illustrates that the peak parking demand occurs on Tuesdays from 12pm to 1 pm. The report states that 268 of the 362 parking spaces, or 74 percent of the parking lot, are occupied at the busiest time of the week. The requirement for an additional demand of 28 parking spaces will increase the commercial center parking demand to 296 spaces or approximately 82 percent of the provided parking -2 of 4- on site. The parking analysis further evaluated the potential occupancies of vacant tenant spaces and found that the remaining 66 spaces would accommodate all uses and any turnover. G. The adequacy of the quality and efficiency of parking provided will equal or exceed the level that can be expected if parking of each use was provided separately. The parking analysis evaluated the center by establishing zones and identifying the parking demand for each zone. The field survey showed that the peak parking demand time of the week for the entire center was on Tuesday at 12pm. The study also showed that the parking zones located around the Phenix Salon Suites, were diversely utilized and typically had over the required amount of parking stalls required to meet the city's requirement for the additional operator stations. Even on Tuesday during the peak parking demand for the week there are 94 parking stalls available in the commercial center. This demonstrates that the increased parking demand of 28 parking spaces should not adversely impact the site. Section 4. Based upon the foregoing, the Planning Commission hereby approves CUP 14-7 to permit a shared parking agreement, subject to the following conditions. 1. Conditional Use Permit 14-7 is approved to permit a shared parking agreement for a beauty salon business with up to 33 total salon stations at an existing beauty salon at 13940-13948 Seal Beach Boulevard. The facility must substantially conform to the plans submitted on September 29, 2014 and on file with the Community Development Department. 2. Any proposed alterations or upgrades to the salon require review and approval from the City of Seal each Planning Division. 3. Failure to comply with any of these conditions or a substantial change in the mode or character of the establishment shall be grounds for revoking or modifying this CUP approval. 4. This CUP shall become null and void unless exercised within one year of the date of final approval, or such extension of time as may be granted by the Planning Commission pursuant to a written request for extension submitted to the Community Development Department at least ninety days prior to such expiration date. 5. The applicant must indemnify, defend, and hold harmless City, its officers, agents, and employees (collectively "the City" hereinafter in this paragraph) from any and all claims and losses whatsoever occurring or resulting to any and all persons, firms, or corporations furnishing or supplying work, services, materials, or supplies in connection with the performance of the use permitted hereby or the exercise of the rights granted herein, and any and all claims, lawsuits or actions arising from the granting of or the exercise of the rights permitted by this Conditional Use Permit, and from any and all claims and losses occurring or resulting to any person, firm, corporation or property for damage, injury or death arising out of or connected with the performance of the use permitted hereby. Applicant's obligation to indemnify, defend, and hold harmless the City as stated herein shall include, but not be limited to, paying all fees and costs incurred by legal counsel of the City's choice in representing the City in connection with any such claims, losses, lawsuits or actions, expert witness fees, and any award of damages, judgments, verdicts, court costs or attorneys' fees in any such lawsuit or action. -3 of 4- 6. A deed restriction must be recorded in the deed of the property to restrict the mix of commercial uses as noted: a. Restaurant— 8 percent or 7,402 square feet b. Bank— 34 percent or 29,473 square feet c. Medical — 11 percent or 9,232 square feet d. Retail — 33 percent or 28,640 square feet e. Office — 10 percent or 8,878 square feet f. Beauty/ Barber shops 33 salon stations 7. Additional Parking analysis will be required if an increase of salon stations, restaurant, bank, or medical office uses were proposed. Because the parking ratio for these uses require more parking than retail uses. A parking management plan and/or other mitigation may be required to accommodate a higher parking intensity. The current percentages of the most intense uses are 8 percent (7,402 square feet) for restaurant uses, 34 percent (29,473 square feet) for bank uses, 11 percent (9,232 square feet) for medical uses and 33 salon stations and cannot be exceeded without additional review by the Planning Commission. 8. The applicant will prominently display these Conditions of Approval in a location within the businesses' customer area that is acceptable to the Community Development Director. 9. The Planning Commission reserves the right to revoke or modify this CUP if any violation of the approved conditions occurs, any violation of the Code of the City of Seal Beach occurs. 10. This CUP shall not become effective for any purpose unless/until a City "Acceptance of Conditions" form has been signed and notarized by the applicant before being returned to the Planning Department-, and until the ten (10) calendar day appeal period has elapsed. PASSED, APPROVED, AND ADOPTED by the Seal Beach Planning Commission at a meeting thereof held on November 17, 2014, by the following vote: AYES: Commissioners NOES: Commissioners ABSENT.- Commissioners ABSTAIN: Commissioners Sandra Massa-Lavitt ATTEST: Chairperson Jim Basham Planning Commission Secretary -4 of 4- EXHIBIT Parking Analysis Prepared by KOA Consulting Dated October 2014 Parking Study for Phenix Salon Suites In the City of Seal Beach October 2014 Prepared for: City of Seal Beach 21 1 8th Street Seal Beach, CA 90740 Prepared by: KOA CORPORATION 2141 W. Orangewood Avenue, Suite A Orange, CA 92868 (714) 573-0317 Project No.:JB43101 " 31 W. Orangewood Avenue,Suite A KOA CORPORATION Orange, California 92868 PLANNING & ENGINEERING t:714,5730317 f 714.5739534 www.koacorporauon.cam October 2, 2014 Mr. Steve Fowler City of Seal Beach 211 8�h Street Seal Beach, CA 90740 Subject: Parking Study for Phenix Salon Suites in the City of Seal Beach Dear Mr. Fowler: KOA Corporation (KOA) is pleased to provide this parking study for the expansion of Phenix Salon Suites in the City of Seal Beach. The salon proposes to expand and occupy 13940, 13944, and 13948 Seal Beach Boulevard, located in the Seal Beach Village commercial plaza at the northwest corner of Seal Beach Boulevard and Westminster Boulevard. Parking is shared among the different businesses occupying the plaza. This parking study serves to evaluate whether existing parking supply at the Seal Beach Village will be able to accommodate the additional parking that Phenix Salon Suites will require once its expansion is complete. The parking demand of the full occupancy of the commercial plaza is evaluated based on a feasible parking scenario with adequate parking supply. An absolute worst-case parking scenario is also assessed where all vacant suites were to be occupied with restaurant use that has high parking intensity. This study was prepared to comply with the City of Seal Beach's requirements in evaluating the parking needs for the expansion of the salon. The findings and recommendations of the parking evaluation are summarized in this technical memorandum. It has been a pleasure to prepare this parking study. If you have any questions and comments regarding this study, please contact us at (714) 573-0317. Thank you very much. Sincerely, v Min Zhou, P.E. Vice President J:\Cities\Seal BeachVB43101 SBch Village Parking Study\DocumentsVB43101-Phenix_Salon_Parking-2014_0926.doc LOS ANGELES ONTARIO ORANGE SAN DIEGO SOUTH BAY 'Table of • - EXECUTIVESUMMARY.......................................................................................................... I 1. INTRODUCTION................................................................................................................3 2. METHODOLOGY...............................................................................................................5 2.1 City Parking Ordinance........................................................................................................................5 2.2 Parking Occupancy/Turnover.............................................................................................................5 3. PARKING ANALYSIS..........................................................................................................6 3.1 Current Parking Supply.......................................................................................................................6 3.2 Current Parking Demand....................................................................................................................6 3.3 City Parking Code Requirement.................................................................................................... 13 3.4 Future Parking Demand for Existing Plus Project Conditions................................................. 14 3.5 Parking Analysis for Full Occupancy Conditions........................................................................ 14 3.6 Parking Analysis for Worst Case Scenario.................................................................................. 15 KOA CORPORATION Seal Beach,CA/Phenix Salon Suites Parking Study Table of Content List of Tables TABLE I —LIST OF EXISTING TENANTS AND FUTURE USES............................................................4 TABLE 2—TUESDAY PARKING SURVEY(8/19/2014)..........................................................................8 TABLE 3—FRIDAY PARKING SURVEY(8/15/2014)............................................................................ 10 TABLE 4—SATURDAY PARKING SURVEY(8/16/2014) .................................................................... TABLE 5—SUNDAY PARKING SURVEY(8/17/2014)......................................................................... 12 TABLE 6—FULL OCCUPANCY SCENARIO PARKING REQUIREMENT........................................... 13 TABLE 7—FUTURE WORST CASE SCENARIO PARKING REQUIREMENT.................................... 14 List of Figures FIGURE I —PROJECT SITE PLAN AND SURVEY AREA..........................................................................6 FIGURE 2—CURRENT PEAK PARKING DEMAND...................................................................................9 List of r r - • - APPENDIX A—PARKING SURVEY WORKSHEETS KOA CORPORA I ION Seal Beach, CA/ Phenix Salon Suites Parking Study ii Executive Summary Phenix Salon Suites proposes to expand by occupying Suites 13940, 13944 and 13948 in the Seal Beach Village commercial plaza located at the northwest corner of Seal Beach Boulevard and Westminster Boulevard in the City of Seal Beach. The existing salon proposes to expand from currently having 19 salon service stations with an additional 14 salon service stations to a total of 33 salon service stations. The site currently provides 362 parking spaces on the surface parking lot. There are currently five vacant units in the commercial plaza. City of Seal Beach has specific parking requirements for different land uses. According to the City parking code (Off-Street Parking and Loading ordinance in Chapter 1 1.4.20 of the Municipal Code), Phenix Salon Suites will require an additional 28 parking spaces for its expansion. To verify overall adequacy of the parking supply at Seal Beach Village, KOA conducted parking surveys at the site on a Tuesday, Friday, Saturday, and Sunday between the hours of 11:00 AM and 8:00 PM. The survey captured parking demand utilized by current tenants of the commercial plaza. From the survey, the maximum parking demand is 237 parking spaces occurred on a Tuesday between 12:00 PM and 1:00 PM. It should be noted that Seal Beach Village hosts a weekly farmer's market in its parking lot on Tuesdays between 9:00 AM and 1.00 PM, where local merchants sell fresh and organic products. The farmer's market occupies 31 parking spaces for its vendor booths. Taking into consideration the farmer's market, the maximum parking demand for Seal Beach Village is 268 parking spaces (237+31=268). A 15% turnover factor is applied to the peak occupancy count to account for vehicles circulating the parking lot looking for empty spaces. With a 15% turnover factor (additional 41 parking spaces), the current peak parking demand is 309 parking spaces with an 85% parking occupancy of the 362 available parking. There is currently a surplus parking of 53 spaces (362-309=53). The parking survey concludes that Seal Beach Village has adequate parking supply to accommodate the current parking demand. The future parking demand for "Existing Plus Project" condition is 337 parking spaces (309+28=337). With a parking supply of 362 available parking spaces, there will be adequate parking supply to satisfy the Existing Plus Project conditions. The City also requires that Seal Beach Village provides adequate parking supply to accommodate future full occupancy of the site. Future land use assumptions have been made based on a feasible parking scenario with adequate parking supply. One of the vacant suites with 1,300 square feet would be occupied by a restaurant, and the remaining four vacant suites with a total of 3,448 square feet would be occupied by retail use. Using City parking code, the full occupancy of the commercial plaza will require an additional 52 parking spaces (28 salon parking+ I I retail parking+ 13 restaurant parking = 52). The full occupancy scenario will require a total of 361 parking spaces (309 existing demand + 52 future demand = 361). The current parking supply of 362 parking spaces is adequate to accommodate full KOA CORPORATION Seal Beach,CA/Phenix Salon Suites Parking Study I Executive Summary occupancy of the site based on a land use assumption made for a feasible parking scenario with adequate parking supply. If the future uses of the five vacant suites are different from the land use assumptions described above, the following conditions should apply: • If office use is proposed instead of the assumed retail use, no additional parking analysis is required because the parking code for office use requires less parking than retail use. • If restaurant or medical office uses were proposed instead of the assumed retail use, additional parking analysis will be required because the parking code for restaurant and medical uses require more parking than retail use. A parking management plan and/or other mitigation may be required to accommodate a higher parking intensity. • A deed restriction should be recorded in the deed of the property to restrict future tenants from occupying the site with higher parking intensity uses other than the full occupancy conditions. An absolute worst-case parking scenario for Seal Beach Village is that all five vacant suites are occupied with restaurant or medical office uses that have very high parking intensity. Restaurant use requires one space per 100 square feet of building area and medical office use requires one space per 200 square feet. Since restaurant use requires the highest parking intensity, we assumed all five vacant suites to be restaurant use for the worst-case scenario. The five vacant suites have a total of 4,748 square feet of building area, and the worst-case scenario will require 48 parking spaces. In addition to the proposed salon expansion, the absolute worst-case parking scenario for the site will require 385 parking spaces (309 existing demand + 28 salon parking + 48 restaurant parking = 384). With an existing parking supply of 362 spaces, Seal Beach Village is unable to accommodate the absolute worst-case parking scenario where all five vacant suites are restaurant use. KOA CORPORATION Seal Beach, CA/ Phenix Salon Suites Parking Study 2 1. Introduction Phenix Salon Suites proposes to expand and occupy Suites 13940, 13944, and 13948 in the Seal Beach Village commercial plaza located at the northwest corner of Seal Beach Boulevard and Westminster Boulevard in the City of Seal Beach. The Phenix Salon Suites currently contains 19 salon service stations and is proposing to supply an additional 14 salon service stations for a total of 33 stations. This parking study serves to evaluate whether existing parking supply at the Seal Beach Village will be adequate to accommodate the proposed Phenix Salon Suites expansion. There are currently 362 parking spaces provided at the site. Parking is shared among the different uses (retail, restaurant, bank, office, and medical) occupying the commercial plaza. No on-street parking is provided for the site. Seal Beach Village is accessible by Westminster Boulevard to the south, Seal Beach Boulevard to the east, and Saint Andrews Drive to the north. The project boundary for this parking study extends from Saint Andrews Drive to the north, Seal Beach Boulevard to the east, Leisure World Automotive 76 gas station to the south, and Holy Family Church to the west. A list of tenants for the Seal Beach Village was provided by Black Marble Consulting, LLC, and it is field verified on August 15, 2014 as shown in Table I. The plaza is occupied by a mix of retail, restaurant, bank, general office, and medical office uses. There are currently five vacant suites in the commercial plaza. As shown in Table I, the City parking code mandates 434 parking spaces for the plaza's existing and future uses, which are more than the existing parking supply of 362 spaces. During field observation, there appears to be surplus parking on the site. The parking code is typically overly conservative because it does not taken into account that the commercial plaza has a mixture of various uses that have different peak parking times for each use. There is also opportunity for parking reduction when customers visit multiple businesses during the same trip. This parking study presents the field survey results for the current parking demand on typical weekdays and weekends, forecasts the future parking demand with the full occupancy of the expanded Phenix Salon Suites and five vacant units, and analyzes parking adequacy based on current parking supply. An absolute worst-case parking scenario is also assessed where all vacant suites are occupied with restaurant use that has high parking intensity. The findings and recommendations of the parking evaluation are summarized in this report. KOA CORPORATION Seal Beach, CA/ Phenix Salon Suites Parking Study 3 Table I - Existing Tenants and Future Uses Code-Required Suite Tenant Use Size Parking Space 13900 Chase Bank Bank/Financial 8,106 SF 33 13916 Wells Fargo Bank Bank/Financial 8,649 SF 35 13928 Pacific Premier Bank Bank(Financial 2,236 SF 9 13962 IPacific Western Bank Bank/Financial 3,472 SF 14 13900A US Bank Bank/Financial 7,010 SF 29 1910 Raymond James Financial Business/Office 1,500 SF 4 13912 Trommald,John Esq. Business/Office 930 SF 3 13918 Leisure Living Resales Business/Office 845 SF 3 139248 Lenning,CPA Business/Office 620 SF 2 13924C Lenning,CPA Business/Office 925 SF 3 19008 Edward Jones&Company Business/Office 650 SF 2 1900C Prudential California Realty Business/Office 1,156 SF 3 13926 Mulhearn/Prudential Business/Office 952 SF 3 13932 H&R Block Enterprises,Inc. Business/Office 1,300 SF 4 13908 Alpine Medical I Office 970 SF 5 13930 Centers for Family Medicine Medical Office 4,343 SF 22 13922B Sonus Hearing Center Medical Office 1,525 SF 8 1900A Dr.Gilbert Unatin,DDS Medical Office 2,394 SF 12 13922 Carl's Jr. Restaurant 3.177 SF 32 13936 Vacant(Restaurant) Restaurant* 1,300 SF 13 13952/13956 Primrose Cafe Re,5L4urant 2,925 SF 30 1920 Vacant Retail* 1,400 SF 5 1930 Vacant Retail* 1,000 SF 4 13904 Vacant Retail* 600 SF 2 13922 Vacant Retail` 448 SF 2 13958 Roger Dunn Golf Shops Retail 9,777 SF 33 13960 Dollar Tree Retail 13,182 SF 44 13970 Retail Retail 1,025 SF 4 13916B Cleaners Retail 708 SF 3 13920 Jewlery Design Gallery Retail 500 SF 2 13940/13944/13948 Phenix Salons L Beauty/Barber Shop.33Stancncl 3,575 SF 66 TOTAL 87,200 SF 434 Land Use Type Land Use Breakdown BOLD* =Future assumed use for vacant suites =Bank/Financial(Requires I space/250 SF) 29,473 SF 34% =Business/Office Requires I space/400 SF) 8,878 SF 10% =Medical Office(Requires I space/200 SF) 9,232 SF 11% =Restaurant Use(Requires I space/100 SF) 7,402 SF 8% A=Retail Use(Requires I space/300 SF) 28.640 5F 33% =Proposed Project(Requires 2 spaces/station) 3.575 SF 4% �. KOA CORPORATION Seal Beach, CA/Phenix Salon Suites J:\Cibes\Seal BeachU1343101 SBch Village Parldrg SluctyWnalysis\Tablme Report_Table 2014 0926 Parking Study 4 2. Methodology This parking study was prepared to evaluate the parking demand for the proposed Phenix Salon Suites expansion including the full occupancy of the Seal Beach Village. The City parking code specifies parking demand rates to calculate parking requirement for the salon and potential land uses of the vacant units. 2.1 City Parking Ordinance According to the City parking code (Municipal Code, Chapter 1 1.4.20 Off-Street Parking and Loading ordinance), beauty/barber shops must provide off-street parking at a ratio of two spaces per operator station. Of the five vacant suites, assumptions were made that one would be occupied by a restaurant and the remaining four vacant suites would be occupied by retail use. Land use assumptions were made based on a feasible parking scenario with adequate parking supply for the commercial plaza. The City parking code requires that retail use provides one parking space per 300 square feet, and restaurant use provides one space per 100 square feet. A worse-case scenario has also been analyzed assuming all future uses would be restaurants. 2.2 Parking Occupancy/Turnover Parking occupancy documents the actual number of vehicles parked during the peak period of a typical weekday or weekend. Parking occupancy is summarized in terms of the percentage of parking spaces that are occupied at any given time of day. Generally, there is a single peak period on a typical weekday or weekend that contains the highest number of accumulated parked vehicles. The parking supply should normally be greater than the maximum parking demand observed at the site. By allowing for additional parking capacity, this ensures that the parking lot will never be so full that vehicles cannot find an empty parking space. It also allows a factor for safety for unusual peak parking demands during special events. A turnover factor of 15% above the maximum observed parking demand is normally recommended for a study comparable to this type of mixed-use commercial plaza. KOA CORPORATION Seal Beach, CA/ Phenix Salon Suites Parking Study 5 3. Parking Analysis 3.1 Current Parking Supply Seal Beach Village provides a surface parking lot for its patrons with 362 parking spaces. 3.2 Current Parking Demand Parking demand surveys were conducted on an hourly basis between the hours of 11:00 AM and 8:00 PM on the following four days at the Seal Beach Village site: • Friday, August 15, 2014 • Saturday, August 16, 2014 • Sunday, August 17, 2014 • Tuesday, August 19, 2014 For the purpose of the parking survey, the parking lot is divided into 20 zones as shown in Figure 1. The parking survey data sheets are included in Appendix A. Figure I - Project Site Plan and Survey Area T 7 i � '6- 1 � _ � • . . ��. �I n� � .a..• • i a I Farmer's Market, Tuesdays in Zone 5 r a r It should be noted that Seal Beach Village hosts a weekly farmer's market on Tuesdays between 9:00 AM and 1:00 PM in its parking lot, where local merchants sell fresh and organic products. The weekly farmer's market occupies 31 parking spaces for its vendor booths in Zone 5 of the parking lot as indicated in Figure 1. R1 KOA CORPORATION Seal Beach, CA/ Phenix Salon Suites Parking Study 6 Parking Analysis During the parking surveys, it was observed that a shuttle bus service is available to carry senior citizens from the Center nearby Leisure World community to and Shopping from Seal Beach Village. The shuttle bus Saturday, service is provided by the administration Daily Sunday & of the Leisure World community. The g ( C A D Holidays shuttle bus stops at the site every day for 843 9:01 9.08 9:19 _D drop-off and pick-up. The shuttle does 9,39 9.44 9:51 110:02 7:31 not park in the parking lot during 10.22 10:40 10:36 10:45 8:16 11.05 11:251 11'32 11:43 _9:01 scheduled rotations. A schedule for the 11-48 12:08 12-15112:26 9:46 hours of operation for the shuttle is 12:31 12:51 12:58 1:09 10:41 .114 1:34 1:41 1:52 _ 11 31 shown in the photo to the right. There 2:12 2.17 2:24 2:35 12:19 -- —-- appears to be four service routes on 2:54 3:00 3:07 3:18 _ 1_06 3:36 3:58 3:05 1 4:01 1.51 weekdays that run from approximately 9 2:a i 4-.23 3:11 AM to 4 PM at an approximate one-hour a:13 a:se interval, with the except that Route B 5-.57 .38 4:56 5.41 runs until 6:38 PM. On weekends and 6:26 7:11 holidays, Route D runs from 7:31 AM to 7:51 7:51 PM at an approximate one-hour interval. The use of public transportation and other modes of transportation will reduce parking demand for the site. Photo: shuttle bus schedule Table 2 summarizes the observed number of vehicles parked on Tuesday (August 19, 2014). As shown in Table 2, the peak hour of a typical Tuesday is 12:00 PM with 237 vehicles with a 65% observed parking occupancy rate. It should also be noted that Seal Beach Village hosts a weekly farmer's market on Tuesdays between 9:00 AM and 1:00 PM in its parking lot, where local merchants sell fresh and organic produce and products. The weekly farmer's market occupies 31 parking spaces for its vendor booths in Zone 5 of the parking lot as indicated in Figure I. Taking into consideration the farmer's market, it can be assumed that the maximum parking demand is 268 parking spaces (237+31=268). This equates to a 74% parking occupancy out of the 362 available parking spaces. A 15% turnover factor is applied to the peak occupancy count to account for vehicles circulating the lot looking for parking. With a 15% turnover factor (41 additional parking spaces), peak parking demand for Tuesdays is 309 parking spaces with an 85% parking occupancy. KOA CORPORATION Seal Beach, CA/ Phenix Salon Suites Parking Study 7 Table 2-Tuesday Parking Survey(8/19/2014) SPACES LOCATION 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 13 ZONE 1 8 7 4 S 5 4 3 1 3 25 ZONE 2 IS 17 12 14 15 12 10 9 4 2S ZONE 3 17 25 18 13 14 10 8 11 8 26 ZONE 4 21 26 14 12 10 10 10 11 6 31 ZONE 5 31 31 31 2 4 4 12 3 5 28 ZONE 6 19 20 13 12 12 13 12 7 4 16 ZONE 7 14 IS 12 10 10 8 5 3 3 16 ZONE 8 14 11 8 11 9 10 11 6 9 21 ZONE 9 12 11 5 16 15 10 9 3 2 22 ZONE 10 20 18 16 18 15 15 13 5 3 12 ZONE 11 8 9 6 8 4 2 6 3 7 2 ZONE 12 2 2 1 2 0 1 0 0 0 12 ZONE 13 8 6 8 S 5 4 3 3 0 16 ZONE 14 13 11 13 12 9 9 5 1 0 30 ZONE 15 17 18 15 22 17 14 11 4 1 I I ZONE 16 11 10 8 9 9 8 4 2 0 6 ZONE 17 5 4 5 6 5 5 4 1 0 21 ZONE 18 14 10 9 12 14 9 7 4 2 15 ZONE 19 10 10 10 11 10 8 3 1 1 14 ZONE 20 8 7 5 4 S S 5 4 5 TOTAL VEHICLES 362 PARKED 267 268 213 204 187 161 141 82 63 100% PERCENTAGE 74% 74% 59% S6% S2% 44% 39% 23% 17% OCCUPIED Max Occupancy 268 15%Turnover 41 Max Parking Demand 309 %," CORPORATION Seal Beach, CA/ Phenix Salon Suites J:1Ci6as\Seal BeachVB43101 SBch Village Parlang SludyWnalysis\TahlesU7epart_Tahles 2014_0926 Parking Study 8 Parking Analysis Table 3 summarizes the observed number of vehicles parked on Friday (August 15, 2014). As shown in Table 3, the peak hour of a typical Friday is 11:00 AM with 214 vehicles with a 59% observed parking occupancy rate. With a 15% turnover factor, peak parking demand for Fridays is 247 parking spaces with a 68% parking occupancy. Table 4 summarizes the observed number of vehicles parked on a Saturday. As shown in Table 4, the peak hour of a typical Saturday is 11:00 AM with 169 vehicles with a 47% observed parking occupancy rate. With a 15% turnover factor, peak parking demand for Saturdays is 195 parking spaces with a 54% parking occupancy. Table 5 summarizes the observed number of vehicles parked on a Sunday. As shown in Table 5, the peak hour of a typical Sunday is 12:00 PM with I I I vehicles with a 31% observed parking occupancy rate. With a 15% turnover factor, peak parking demand is 128 parking spaces with a 35% parking occupancy. Observed peak parking demand for Seal Beach Village is graphically presented in Figure 2. From data collected during the parking surveys, it can be determined that peak parking demand for Seal Beach Village occurs on a Tuesday at 12:00 PM, with a peak occupancy count of 268 parking spaces. With a 15% turnover factor, peak parking demand is 309 parking spaces with an 85% parking occupancy of the 362 available parking spaces. Based on the parking survey, Seal Beach Village currently has adequate parking supply to meet existing parking demand. Figure 2 — Current Peak Parking Demand 400 - 350 - 362 300 268 Y 250 2�� a6. 200 T 0 150 - 100 3 50 - - Z 0 - - 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM -Total Parking Spaces Provided Tuesday Friday Saturday Sunday "r KOA CORPORATION Seal Beach, CA/ Phenix Salon Suites Parking Study 9 Table 3 - Friday Parking Survey(8/15/2014) SPACES LOCATION 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 700 PM 13 ZONE 1 7 7 4 5 5 4 4 3 0 25 ZONE 2 10 13 11 12 12 13 8 5 8 25 ZONE 3 12 17 16 11 11 16 11 7 9 26 ZONE 4 10 11 17 18 17 11 16 13 6 31 ZONE 5 15 19 13 12 12 7 8 6 1 28 ZONE 6 14 12 12 14 11 9 8 6 7 16 ZONE 7 9 9 12 9 10 8 7 7 6 16 ZONE 8 10 10 15 14 10 9 8 8 7 21 ZONE 9 15 10 7 11 14 9 8 4 2 22 ZONE 10 17 14 15 15 12 12 7 7 6 12 ZONE 11 7 9 8 8 7 5 7 7 5 2 ZONE 12 2 2 2 1 1 1 1 2 2 12 ZONE 13 4 3 4 6 4 4 5 2 1 16 ZONE 14 9 10 7 7 6 6 5 3 1 30 ZONE 15 25 22 18 13 15 15 8 5 3 11 ZONE 16 9 9 9 8 7 7 6 6 1 6 ZONE 17 5 5 5 6 5 4 4 2 0 21 ZONE 18 15 5 13 12 12 7 3 0 0 15 ZONE 19 11 6 8 9 8 8 4 1 1 14 ZONE 20 8 7 7 6 8 8 6 2 2 362 PARKING DEMAND 214 200 203 197 187 163 134 96 68 PERCENTAGE 100% OCCUPIED 59% 55% 56% 54% 52% 45% 37% 273'. 19% Max Occupancy 214 15%Turnover 33 Max Parking Demand 247 KOA CORPORATION Seal Beach, CA/ Phenix Salon Suites JACibes Seal BeachUB43101 SBch Village Parlung SludyWnalyaslTables\Rep.A_Table 2014_0026 Parking Study 10 Table 4-Saturday Parking Survey(811 6120 1 4) SPACES LOCATION 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 13 ZONE 1 4 3 3 3 4 0 0 0 0 25 ZONE 2 11 11 7 12 8 9 7 8 4 25 ZONE 3 16 12 17 14 13 13 8 10 7 26 ZONE 4 13 21 13 13 15 11 11 13 4 31 ZONE 5 10 16 14 15 12 3 2 2 4 28 ZONE 6 13 14 11 12 10 11 9 8 6 16 ZONE 7 10 8 6 10 6 4 5 3 3 16 ZONE 8 14 12 13 11 9 10 10 10 8 21 ZONE 9 11 11 5 6 8 2 2 5 1 22 ZONE 10 12 12 11 8 7 6 5 4 2 12 ZONE 11 7 6 10 8 5 6 6 5 4 2 ZONE 12 2 0 1 1 1 1 0 0 1 12 ZONE 13 2 3 1 2 1 0 0 0 0 16 ZONE 14 5 4 3 2 1 1 1 0 0 30 ZONE 15 20 17 11 12 5 9 2 2 2 11 ZONE 16 6 5 6 6 4 4 0 0 0 6 ZONE 17 2 1 1 1 0 0 0 0 0 21 ZONE 18 3 5 3 1 2 0 14 0 0 15 ZONE 19 2 2 1 1 1 1 8 1 1 14 ZONE 20 6 6 6 5 4 2 1 1 2 TOTAL VEHICLES 362 169 169 143 143 116 93 91 72 49 PARKED PERCENTAGE 100% 47% 47% 40% 40% 32% 269'0 25% 20% 14% OCCUPIED Max Occupancy 169 15%Turnover 26 Max Parking Demand 195 PKOA CORPORATION Seal Beach, CA/ Phenix Salon Suites JACibes\Seal BeachU&13101 S8ch Village Parldng Study%Analyvs\Tables Repert_Tahles-2014 0928 Parking Study II Table S - Sunday Parking Survey(8/17/2014) SPACES LOCATION 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 13 ZONE 1 0 1 4 1 3 4 2 0 0 25 ZONE 2 7 8 9 8 7 9 7 4 6 25 ZONE 3 11 11 17 11 15 11 10 6 4 26 ZONE 4 5 14 11 12 11 10 10 3 2 31 ZONE 5 11 12 9 7 9 8 5 7 4 28 ZONE 6 11 12 8 9 8 7 8 6 1 16 ZONE 7 9 9 8 5 1 2 2 3 4 16 ZONE 8 6 7 8 8 6 9 8 5 7 21 ZONE 9 5 0 3 1 2 4 1 1 2 22 ZONE 10 4 5 3 6 3 4 2 2 2 12 ZONE 11 7 9 10 8 5 7 8 6 6 2 ZONE 12 2 2 0 0 0 0 0 1 1 12 ZONE 13 2 1 0 0 0 0 0 0 0 16 ZONE 14 2 0 0 0 0 0 0 0 0 30 ZONE 15 6 2 3 4 3 3 1 2 0 11 ZONE 16 1 1 1 1 1 1 0 0 0 6 ZONE 17 S 1 0 0 0 0 1 5 I 21 ZONE 18 3 8 1 0 1 0 0 0 1 15 ZONE 19 5 7 1 1 1 1 1 1 1 14 ZONE 20 1 1 0 2 2 2 0 0 0 TOTAL VEHICLES 362 PARKED 103 111 96 84 78 82 66 52 42 100% PERCENTAGE 28% 31% 27% 23% 22% 23% 18% 14% 12% OCCUPIED Max Occupancy 111 15%Turnover 17 Max Parking Demand 128 KOA CORPORATION Seal Beach, CA/ Phenix Salon Suites k 1e.;1,.11..,._, -, ...ir,,-,i . - J.\Cifies\Seal BeachUB40101 SBch Village Perlung SludyWnaly9 s\Tables\Repart_Teblea2014 0926 Parking Study 12 Parking Analysis Table 7 summarizes the City's parking code requirement for Phenix Salon and the worst case scenario that all other vacant suites will be occupied by restaurants. Table 7— Future Worst Case Scenario Parking Requirement Land Use' Size' Parking Code' Required Parking Phenix Salon Additional 14 2 Spaces / 28 Suites Operator Stations Operator Station Restaurant 4,748 SF I Space/ 100 SF 48 Total 76 Note: I—Worst-case scenario land use assumption. 2-SF=Square feet 3-City of Seal Beach Off-Street Parking and Loading ordinance(Municipal Code.Chapter 1 1.4.20) 3.4 Future Parking Demand for Existing Plus Project Conditions As shown in Table 7, the proposed Phenix Salon Suites expansion will require an additional 28 parking spaces. With an existing peak parking demand of 309 vehicles at the Seal Beach Village, the future parking demand for "Existing Plus Project" condition is 337 parking spaces (309+28=337). With a parking supply of 362 available parking spaces, there will be adequate parking supply to satisfy the Existing Plus Project conditions. 3.5 Parking Analysis for Worst Case Scenario An absolute worst-case parking scenario for Seal Beach Village is that all five vacant suites are occupied with restaurant or medical office uses that have very high parking intensity. Restaurant use requires one space per 100 square feet of building area and medical office use requires one space per 200 square feet, and they require more parking than retail use. Since the restaurant use requires the highest parking intensity, we assume all five vacant suites to be restaurant use for the worst-case scenario. As shown in Table 7, the five vacant suites have a total of 4,748 square feet of building area, and the worst-case scenario will require 48 parking spaces. In addition to proposed salon expansion, the absolute worst- case parking scenario for the site will require 384 parking spaces (309 existing demand + 28 salon parking+ 48 restaurant parking = 385). With an existing parking supply of 362 spaces, Seal Beach Village is unable to accommodate the absolute worst-case parking scenario where all five vacant suites are restaurant use. A deed restriction should be recorded in the deed of the property to restrict future tenants from occupying the site with higher parking intensity uses other than the full occupancy conditions. 3.6 Parking Analysis for Full Occupancy Conditions Based on the full occupancy scenario shown in Table 6, the Seal Beach Village will need to provide a KOA CORPORATION Seal Beach, CA/Phenix Salon Suites Parking Study 14 Parking Analysis 3.3 City Parking Code Requirement Since the existing parking counts do not account for future parking demand of the Phenix Salon Suites expansion and five vacant suites, the parking demand for these units are estimated using City parking code. The City parking code determines minimum parking requirements by the following criteria: • Land use (restaurant, retail, etc.) • Physical size of the space that the land use occupies Phenix Salon Suites proposes to provide 14 additional salon service stations. Using the City parking code to calculate minimum parking requirements, the project would require an additional 28 parking spaces (14 stations x 2 spaces/station = 28). To estimate full occupancy parking demand for the five vacant suites, future land use assumptions are made based on a feasible parking scenario with adequate parking supply. One of the vacant suites with 1,300 square feet would be occupied by a restaurant, and the remaining four vacant suites with a total of 3,448 square feet would be occupied by retail use. The future retail use would require I I parking spaces.The future restaurant would require 13 parking spaces. Table 6 summarizes the City's parking code requirement for Phenix Salon Suites and full occupancy of the vacant suites in the Seal Beach Village. The full occupancy uses will require 52 parking spaces per City parking code. Table 6 — Full Occupancy Scenario Parking Requirement Land Use' Size Parking Code' Required Parking Phenix Salon Additional 14 2 Spaces/ 28 Suites Operator Stations Operator Station Retail 3,448 SF I Space/ 300 SF I I Restaurant 1,300 SF I Space/ 100 SF 13 Total 52 Note: I—Full occupancy scenario land use assumption based on a feasible parking scenario with adequate parking supply. 2-SF=Square feet 3-City of Seal Beach Off-Street Parking and Loading ordinance(Municipal Code,Chapter 1 1.4.20) KOA 'CORPORATION Seal Beach, CA/ Phenix Salon Suites Parking Study 13 Parking Analysis total of 361 parking spaces to accommodate full occupancy of the site (309 existing demand + 52 future demand = 361). The current parking supply of 362 parking spaces is adequate to accommodate full occupancy of the site based on the future land use assumptions with a feasible parking scenario. If the future uses of any suites are different from the land use assumptions described in Table or if the uses are different than the current tenants, the following conditions should apply: • If office use is proposed instead of the assumed retail use for the vacant spaces or for the existing retail, no additional parking analysis is required because the parking code for office use requires less parking than retail use. • If restaurant or medical office uses were proposed instead of the assumed retail use for the vacant spaces or for the existing retail or bank uses, additional parking analysis will be required because the parking code for restaurant and medical uses require more parking than retail or bank uses. A parking management plan and/or other mitigation may be required to accommodate a higher parking intensity. • A deed restriction should be recorded in the deed of the property to restrict future tenants from occupying the site with higher parking intensity uses other than the full occupancy conditions. KOA CORPORATION Seal Beach, CA/ Phenix Salon Suites Parking Study 15 APPENDIX A PARKING SURVEY DATA SHEETS KOA CORPORATION Seal Beach, CA/Phenix Salon Suites Parking Study A- 1 SEAL BEACH VILLAGE SITE MAP - lNna -- t.t.�tktta FOR �Aa,5�7a ce�PkCt1 l�( ..Ge l3f7l! Y pruKknEw L. I t2 t3 14 27 11 :s 1A � I5 ■ 26 4 5 7 8 9 16 r 25 DOLLAR TfEJE 10 t 7 t8 2 Rt%?dUFjfll 5tiatr 19 (Not a part) Availat]Pe RoGER DuNN OCapitallSource G-USI--k,PS IP �• • • 28 * • Vacant Lots embank I so zs CHASEO (Notoporr) • • PARKING SURVEY ZONE MAP '707 Farmer's Markel Tuesdays in Zone ' t 5 • r - • •t _f KOA CORPORATION Seal Beach, CA/ Phenix Salon Suites Parking Study A- 2 Fe, NORTHWEST CORNER OF SEAL BEACH/WESTMINSTER (SEAL BEACH VILLAGE) 8/is- PARKING STUDY SPACES LOCATION TYPE 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM ZONE 1 UNMARKED 7 7 _ HANDICAP 1 UNMA23 UNMARKED I _ 10 I ( it 2 ZONE 2 HANDICAP 2 t S 2 ZONE 3 RKED i _ la l 2 HANDICAP I 2 1 2 I 2 25 ZONE 4 UNMARKED 11 17 M I HANDICAP I I 31 ZONE 5 UNMARKED _lam HANDICAP ZONE 6 UNMARKED 1 HANDICAP ZONE 7 UNMARKED 9 a 10 _ HANDICAP ZONE 8 UNMARKED- 1-3 HANDICAP t Ll ZONE 9 UNMARKED 14 -7 2 HANDICAP 1 Z Z ZONE 10 UNMARKED L-7 19 � - I *S 1? Z, _ HANDICAP ZONE 11 UNMARKED 7 0 7 -7 S Z HANDICAP ZONE 12 UNMARKED Z 2 I 1 I HANDICAP 2 UNMARKED (o ZONE 13 HANDICAP ]"a ZONE 14 UNMARKED q 10 7_ HANDICAP 27 ZONE 15 UNMARKED 73 7-1 1 15' I HANDICAP Z I J ! I I UNMARKED 7 "7 ZONE 16 HANDICAP ZONE 17 UNMARKED HANDICAP la UNMARKED jq Al- 3 ZONE 18 HANDICAP I z i J 5 ZONE 19 UNMARKED it G HANDICAP ZONE 20 UNMARKED 7 HANDICAP 0 TOTAL VEHICLES PARKE 0 0 0 0 0 0 100% PERCENTAGE OCCUPIED #DIV 0! I #DIV 0! #DIV 0! A- 3 NORTHWEST CORNER OF SEAL BEACH/WESTMINSTER (SEAL BEACH V PARKING STUDY FRIDAY - AUGUST 15 2014 SPACES LOCATION TYPE 5:00 PM 6:00 PM 7:00 PM ZONE 1 UNMARKED - n HANDICAP CJ ZONE 2 UNMARKED S 7 HANDICAP I ZONE 3 UNMARKED 10 HANDICAP ZONE 4 UNMARKED ly l HANDICAP I - ZONE UNMARKED HANDICAP ZONE 6 UNMARKED HANDICAP ZONE UNMARKED -7 7 HANDICAP ZONE 8 UNMARKED g '7 -7 HANDICAP I ZONE 9 UNMARKED 7 2 HANDICAP I ZONE 10 UNMARKED _7 HANDICAP ZONE 11 UNMARKED s HANDICAP 1 ZONE 12 UNMARKED I HANDICAP ZONE 13 UNMARKED HANDICAP ZONE 14 UNMARKED 3 1 HANDICAP ZONE 15 UNMARKED +� HANDICAP ZONE 16 UNMARKED HANDICAP ZONE 17 UNMARKED HANDICAP C1 ZONE 18 UNMARKED HANDICAP C/ V ZONE 19 UNMARKED Lf HANDICAP ZONE 20 UNMARKED HANDICAP 0 TOTAL VEHICLES PARKE 0 0 0 100% 1 PERCENTAGE OCCUPIED #DIV 0! #DIV 0! A-4 1 NORTHWEST CORNER OF SEAL BEACH/WESTMINSTER (SEAL BEACH VILLAGE) 8I f6 PARKING STUDY SPACES LOCATION TYPE 11:00 AM 12:00 PM 1:_00 PM 2:00 PM 3:00 PM 4:00 PM ZONE i UNMARKED HANDICAP 7-15 ZONE 2 UNMARKED IU 5 g 2 HANDICAP I 2 ZONE 3 UNMARKED A S u 73- 13 or 2 HANDICAP I Z ZONE 4 UNMARKED 3 2 -_1Z l HANDICAP I l 31- ZONE 5 UNMARKED 10 t2 3 HANDICAP ZONE 6 UNMARKED l c I t HANDICAP ZONE 7 UNMARKED 1 �0 HANDICAP 14 ZONE 8 UNMARKED IZ b II b 2 HANDICAP 2 2 2 I UNMARKED {1 _ 1 G -7 2 ZONE 9 HANDICAP f ZONE 10 UNMARKED p HANDICAP ZONE 11 UNMARKED 2 HANDICAP I 2 ZONE 12 UNMARKED 2 11 I 1 HANDICAP 12 UNMARKED 3 ( h ZONE 13 HANDICAP v 1� ZONE 14 UNMARKED HANDICAP ZONE 15 UNMARKED l 3 HANDICAP 2 1 ZONE 16 UNMARKED _ HANDICAP 6 UNMARKED /1 ZONE 17 HANDICAP TT la ZONE 18 UNMARKED I HANDICAP — ZONE 19 UNMARKED_ 2 I 1 HANDICAP i ZONE 20 UNMARKED Z HANDICAP 0 ITOTAL VEHICLES PARKE 0 0 0 0 0 0 100% 1 PERCENTAGE OCCUPIED #DIV 0! I #DIV 0! I #DIV 0! A - 5 Sa+ NORTHWEST CORNER OF SEAL BEACH/WESTMINSTER (SEAL BEACH V $ � PARKING STUDY SPACES LOCATION TYPE 5:00 PM 6:00 PM 7:00 PM ZONE 1 UNMARKED -7777 HANDICAP ZONE 2 UNMARKED HANDICAP ZONE 3 UNMARKED "7 (, HANDICAP I ZONE 4 UNMARKED �Z HANDICAP ZONE 5 UNMARKED Z HANDICAP ZONE 6 UNMARKED - HANDICAP ZONE 7 UNMARKED HANDICAP ZONE 8 UNMARKED HANDICAP ZONE 9 UNMARKED HANDICAP ZONE 10 UNMARKED 7� HANDICAP ZONE 11 UNMARKED q 3 HANDICAP z ZONE 12 UNMARKED c I HANDICAP ZONE 13 UNMARKED HANDICAP ZONE 14 UNMARKED HANDICAP ZONE 15 UNMARKED 'u HANDICAP ZONE 16 UNMARKED HANDICAP ZONE 17 UNMARKED HANDICAP ZONE 18 UNMARKED HANDICAP ZONE 19 UNMARKED HANDICAP ZONE 20 UNMARKED HANDICAP 0 TOTAL VEHICLES PARKE 0 0 0 100% PERCENTAGE OCCUPIED #DIV 0! #DIV 0! A- 6 sw NORTHWEST CORNER OF SEAL BEACH/WESTMINSTER (SEAL BEACH VILLAGE) Vt 7 PARKING STUDY SPACES LOCATION TYPE 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM ZONE 1 UNMARKED _G '{ I 3 q HANDICAP ZONE UNMARKED _ HANDICAP l 7 2 ZONE 3 UNMARKED 9 IS' I D J q HANDICAP 2 2 2 I 2 ZONE 4 UNMARKED S 1� 1 _ 1 z HANDICAP - ZONE 5 UNMARKED �t t2 HANDICAP ZONE 6 UNMARKED 1 12 ff HANDICAP ZONE 7 UNMARKED q HANDICAP ZONE 8 UNMARKED S , 7 7 HANDICAP r ZONE 9 UNMARKED s 2 Lf HANDICAP V ZONE 10 UNMARKED 9 HANDICAP ZONE 11 UNMARKED 5 7 HANDICAP 2- 2 2 r ZONE 12 UNMARKED 2 2. HANDICAP ZONE 13 UNMARKED '� I HANDICAP ZONE 14 UNMARKED 2 HANDICAP ZONE 15 UNMARKED Z 3 L} HANDICAP ZONE 16 UNMARKED HANDICAP ZONE 17 UNMARKED I O HANDICAP ZONE 18 UNMARKED Z HANDICAP r 7 I ZONE 19 UNMARKED HANDICAP ZONE 20 UNMARKED -7 1 2 Z HANDICAP 0 ITOTAL VEHICLES PARKE _ 0 0 0 0 0 0 100% 1 PERCENTAGE OCCUPIED #DIV 0! I #DIV 0! I #DIV 0! A- 7 Su rl NORTHWEST CORNER OF SEAL BEACH/WESTMINSTER (SEAL BEACH V PARKING STUDY SPACES LOCATION TYPE 5:00 PM 6:00 PM 7:00 PM ZONE 1 UNMARKED HANDICAP ZONE 2 UNMARKED 4 (� HANDICAP l ZONE 3 UNMARKED 3 HANDICAP ZONE 4 UNMARKED 10 3 2 HANDICAP ZONE 5 UNMARKED 5 7 L4 HANDICAP ZONE 6 UNMARKED !� HANDICAP ZONE 7 UNMARKED Z q HANDICAP ZONE 8 UNMARKED $ HANDICAP Z� ZONE 9 UNMARKED + Z HANDICAP ZONE 10 UNMARKED 7, Z HANDICAP ZONE 11 UNMARKED g b 5 HANDICAP ZONE 12 UNMARKED HANDICAP ZONE 13 UNMARKED Q /� HANDICAP LJ ZONE 14 UNMARKED HANDICAP o ZONE 15 UNMARKED Z �} HANDICAP {� ZONE 16 UNMARKED /� n HANDICAP ZONE 17 UNMARKED S HANDICAP ZONE 18 UNMARKED O HANDICAP ZONE 19 UNMARKED l I HANDICAP ZONE 20 UNMARKED Q HANDICAP 0 TOTAL VEHICLES PARKE 0 0 0 100% 1 PERCENTAGE OCCUPIED #DIV 0! I I #DIV 0! A- 8 l LA NORTHWEST CORNER OF SEAL BEACH/WESTMINSTER (SEAL BEACH VILLAGE) PARKING STUDY SPACES LOCATION TYPE 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM ZONE1 UNMARKED 4 5 HANDICAP UNMARKED 1 . 1 i Z 1Z t 3 11 ZONE 2 HANDICAP 2 2 ZONE 3 UNMARKED HANDICAP 1 Z Z I ZONE 4 UNMARKED -'Z G z 17- G Ap __ HAIDICAP I 1 ZONE 5 UNMARKEDvi 1- HANDICAP T ZONE 6 UNMARKED I.9 ZU 3 l Z 13 HANDICAP ZONE 7 UNMARKED HANDICAP UNMARKED 2 9 IV 4 g ZONE 8 HANDICAP 2 I I Z ZONE 9 UNMARKED i+✓ `� HANDICAP Z Z 2 I I UNMARKED � I 5 ZONE 10 HANDICAP ZONE 11 UNMARKED -7 _ HANDICAP ZONE 12 UNMARKED HANDICAP ZONE 13 UNMARKED HANDICAP ZONE 14 UNMARKED { t 5 I HANDICAP ZONE 15 UNMARKED HANDICAP Z Z 2 ZONE 16 UNMARKED I I $ HANDICAP ZONE 17 UNMARKED HANDICAP ZONE 18 UNMARKED i ct I c 1 Z 8 HANDICAP I� ! Z j ZONE 19 UNMARKED )C HANDICAP ZONE 20 UNMARKED 4, 7 `i S HANDICAP 0 TOTAL VEHICLES PARKE 0 0 0 0 0 0 100% PERCENTAGE OCCUPIED #DIV 0! #DIV 0! #DIV 0! 'A-9 ��l S I tA8- 5 NORTHWEST CORNER OF SEAL BEACH/WESTMINSTER (SEAL BEACH V 9A PARKING STUDY SPACES LOCATION TYPE 5:00 PM 6:00 PM 7:00 PM ZONE 1 UNMARKED I HANDICAP ZONE 2 UNMARKED 1 HANDICAP ZONE 3 UNMARKED . HANDICAP 2 7� ZONE 4 UNMARKED p HANDICAP I ZONE 5 UNMARKED - HANDICAP ZONE 6 UNMARKED . HANDICAP ZONE 7 UNMARKED HANDICAP ZONE 8 UNMARKED y - HANDICAP 1 Z 7- ZONE 9 UNMARKED HANDICAP ZONE 10 UNMARKED 3 HANDICAP ZONE 11 UNMARKED HANDICAP UNMARKED ZONE 12 HANDICAP ZONE 13 UNMARKED 3 HANDICAP ZONE 14 UNMARKED HANDICAP ZONE 15 UNMARKED 1 HANDICAP 2 - - ZONE 16 UNMARKED - +- HANDICAP ZONE 17 UNMARKED -t 1 HANDICAP ZONE 18 UNMARKED ? HANDICAP ZONE 19 UNMARKED HANDICAP ZONE 20 UNMARKED HANDICAP 0 ITOTAL VEHICLES PARKEQ 0 0 0 100% 1 PERCENTAGE OCCUPIED #DIV 0! I I #DN 0! A- 10 ATTACHMENT 2 Applicant's Letter Black Alarble ,Rq Planning Commission C O N S U L T I N E c/o City of Seal Beach 201 8`h Street Seal Beach, CA 90740 Applicant's Statement Phenix Salon Suites (PSS) is the fastest growing `Salon Suite'concept in the US, and the only salon suite/studio concept to make the top 500 Ranking by Entrepreneur Magazine. The company began expanding in 2012 and has over 60 locations operating in the US and expects to open 70 new locations during 2014 and over 300 locations will open in the next couple of years. It is estimated that over 900,000 licensed salon professionals in the U.S. need places to work. PSS provides that space in an affordable, stylish way. By building out a facility, which has little to no overhead—no reception, no lavish waiting areas or other expenses, stylists, cosmetologist, estheticians, massage therapists and others in the aesthetic/ beauty industry would be able to share space with friends and co-workers at a fraction of the cost. The PSS concept works particularly well for those stylists who are just starting out, and who do not yet have a large book of business. As each suite has a fixed rent, this allows multiple individuals to share a space. For example, if Jane wants to work only mornings Tuesday—Friday, Ted may want to work afternoons Tuesday, Thursday and all day Saturday. This agreement would allow both service professionals to share the space. The rapid growth of PSS has been through the community of professional service providers and beyond. The PSS difference is in truly understanding the salon professional and what they go through on a daily basis. After all, the founder of Phenix Salon Suites (Gina Rivera) still works in a suite several days a week as a hairdresser. A deep love and passion for the "Salon Industry" and truly caring for every salon professional that is part of the PSS family is what the vision and business model is about. PSS was founded by a family of salon professionals with over 84 years of experience in the industry. Salon professionals previously had only two choices in which to provide their services to customers. One was to work on a commission basis and take home about 40% of their earnings or to work under a booth rent situation and still answer to a "Salon Owner." PSS pioneered a new vision in Colorado Springs, CO in 2007. It was to give salon professionals the opportunity to run their own business at a fraction of the cost it takes to open a full-fledged salon and for about the same or less than they would pay for "Booth Rent". The concept was an immediate success, and the founders began to expand their locations. PSS has the highest occupancy rate in the nation compared to all other salon suites and studio concepts. It is the only salon suite concept to provide multiple revenue streams to all franchise partners. The brand has been featured in over 50 national publications in the last six months. I I P a g e 0 Black Marhle Consulting for Phenix Salon Suites Black Marble !149 CONSULTING The vision of the brand is best expressed as their corporate statement: It is our belief that most salon professionals would like to own and operate their own business but do not have the necessary financial and business resources to open and operate their own salon. We will be able to help salon professionals open their salon at a fraction of the cost that it normally takes to open a salon and without the normal risk associated with opening a typical salon business. The suite rental trend, already ubiquitous in the southern and eastern parts of the U.S., is now exploding in the west. According to a study conducted by Professional Consultants&Resources, a consulting company that specializes in the salon, spa,and cosmetics industries, 35%to 37%of U.S. salons can now be described as salon suites or booth rentals. That number is expected to grow to 50% by 2015. Because the salon industry is a relatively recession resistant $60 billion dollar industry, Kimberly and Frank Lopez identified the value of the PSS concept and opened their first franchise store two years ago at 626 Broadway in Santa Monica, CA. Shortly after in the following year, they opened a second operation at 7255 Carson Blvd. in Long Beach. Both of these operations are of slightly larger size and density as the location in Seal Beach. Both have filled with salon professionals very quickly from grand opening as the word of mouth spreads about the incredibly affordable options PSS presents to these independent business owners. These suites generally come in two sizes, single and double. The single could accommodate two fixtures or treatment stations, while the double could have as many as five stations. Kimberly Lopez graduated from Soka University of America in 2005. After living in Rome for a short period and working for Easter Seals Southern California in their development office, she went to work for her family's auto broker business in 2009 to assist them in marketing and development. In 2012, after her daughter's birth and her father's passing, the family business was closed down. Kimberly now acts as general manager along with her husband Frank Lopez for two Phenix Salon locations in the Long Beach Towne Center and Santa Monica with their partner Charlie Moffett, along with assisting her father-in-law in the management of his Seal Beach salon location. Frank Lopez graduated from the University of San Diego in 1996 with a BS in Computer Science. With a long history in networking, business unit operation and development, Frank completed his studies in 2010 at Stanbridge College. This coincided well with he and Kimberly's plan to open up PSS. They are planning on opening yet another Phenix Salon in downtown Long Beach in early 2015, which will be their largest venture yet with over forty suites. At this point, with two operating businesses under their belt, Kimberly and Frank looked to manage and help develop the location at Seal Beach Boulevard at the Seal Beach Village shopping center. The perfect space seemed to be at 13940, 13944, and 13948 Seal Beach Boulevard. The Seal Beach location is ideally suited because it fits the demographic for the concept, and it was seen as a center that would have 2 1 P a g e ©Black Marble Consulting for Phenix Salon Suites Black _Marble CONSULTING 4 extreme longevity for the Salon concept. With the support from the corporate franchise office, Burnham and the property owners, they successfully opened the operation in March 2014. During the course of normal business license verifications, some issues came up about parking and the business licenses for some subcontractors. The tenants and managing partners, Kimberly and Frank, immediately moved to remedy the situation. Black Marble Consulting was retained to facilitate solutions for the immediate concern and potential future concerns. It became clear during the course of interaction with staff that there was confusion about the original development planning, approval and requirements. So as not to unduly impact the operating business, it was mutually agreed upon by City staff and PSS via Frank and Kimberly that there were 19 fixtures in the site. The fixtures then, by code, fixed the parking requirement for 38 spaces. Given that the business operation is focused on providing high quality lease salon space to tenants, the waiting areas are minimal with some benches in common areas and processing areas inside salon suites. Handicapped accessible restrooms are centrally located in the facility, and are seen in the plans. Generally the suite operators are in from 7 am to 9 pm throughout the week and weekend. Since all the operators are appointment driven, they do set their own schedule week to week. The facility accommodates all schedules. For the purposes of estimation, Frank and Kimberly along with PSS and Black Marble Consulting have estimated peak occupancy of the Seal Beach Village Location at thirty three operators utilizing fixtures, for a total impact of between fifty to sixty total people occupying the space. Average occupancy and demand would be approximately twelve of the thirty three proposed fixtures. This in turn would generate between twenty and twenty-five people active on-site. It is important to note that at many points, there may be a single stylist or very few in the entire location. These numbers are to provide an operational framework for the consideration of the Planning Commission in worst case, average case and minimal impact scenarios. The model of PSS does not manage individual stylist's schedules or work intensity, but rather is focused on a positive, sleek, modern and affordable suite in which the service professional may work and see clients in. The stylists tend to be a broad mix of professionals, many of who may only wish to work part time. Some may even relocate to a PSS when their own salon shuts down or is bought out. When looking to the total capacity of the location, the restrictive element at this point is the parking requirement of 2 for every service station (fixture) for salon services. The facility could easily and beneficially have an additional 14 stations into the existing plans with no modification to the layout or design other than relocation of stylists or treatment chairs/tables. Additionally, the center seemingly has a functional amount of parking available for the additional fixtures and subsequent patronage. 3111 age ©Black Marble Consulting for Phenix Salon Suites Black Varble CONSULTING Frank and Kimberly began in July 2014 an outreach process to all tenants and began a discussion with Burnham to look to ways to facilitate a greater operational density according to code. Many tenants and current clients of stylists at PSS provided letters of support or promised attendance at the Planning Commission hearing. Though a collaborative, competitive bid process, KOA Engineering was selected as the parking and traffic engineering firm to examine total parking demand, the proposed additional fixtures. It is the applicant's hope during the course of the CUP process to achieve a Planning Commission decision, which permits a total of 33 fixtures for the Phenix Salon Suites. Again, this would be an increase of 14 fixtures against the already approved 19 fixtures in the 19 suites. The positive stories about the success for PSS abound. For example, nail tech Kris Kiss, owner of Couture Nail Studio and Sola Salon Studios renter in Port Jefferson Station, N.Y., loves the freedom her suite affords. "I can represent myself the way I like, and as a CND Education Ambassador, I'm able to keep my schedule flexible for other professional opportunities such as teaching, photo shoots, and press events." Frank and Kimberly have brought to life a dream for many salon professionals, the dream of owning and running their own salon. At the same time, they removed the capital expense barrier by eliminating the large upfront costs, risks, and overhead associated with opening a traditional salon, the troublesome employees, and all the salon drama. Enter the salon suite a mini salon that is leased or rented in the building of similar individual salons. Each professional has the key to their space, and therefore can set their own prices, service menu, and business hours. We ask the Planning Commission and staff to support this small business, which has the impact magnified through its very customers to support the expansion of fixtures for the business. We thank the Commission for its consideration. Sincerely, Seth A. Eaker On behalf of Phenix Salon Suites Cc:J.Basham,Director of Planning,C.Landavazo,Senior Planner,J.Ingram,City Manager,L.Devine,City Clerk 4 1 P a a e ©Black Marble Consulting for Phenix Salon Suites ATTACHMENT 3 Floor Plan and Site Plan Y w � a I c� w cc IN r x x I � y :. .x Hill, N ' ' 4 V w co DC I v U- W co 7 F r u Z Z w 2 1I o Z O a Z e-I N M17 ul t0 I- 6) m O N N M � 0 I-- co m O o o 0 0 0 0 0 .-I .-I .-I r+ -4 '.'� . . .ti . V I! � Q W J m i w I }- w W DI I z Z � w �. old c� p -j�Iu N �Zn -i ran -If r I I J Z w I I 0]O I M I Ir' I J S w 'OuO F ❑ -5 cn I l w �IHU) I I 1 ' I ' I I 1 ' Z a�10 `-I Q O� V) — I U W t. I — I z 0 OJ:D I � Z W I 1 oWlo N J J w z IWI to '; e✓t= ,.,I.. F 01-- Z ZIw JU) m U) � I t---J� I I I 1 y__.� II I __�L- I ❑ .'I I I W < IS jr-L-- I W I --'-�j O J---- ri- I I I J i Ip j I U) L J L J�L� II <�I ��� .