HomeMy WebLinkAboutItem 4TO:
FROM:
MEETING DATE:
SUBJECT:
LOCATION:
APPLICANT:
PLANNING COMMISSION
STAFF REPORT
Planning Commission
ITEM NUMBER
Director of Community Development
NOVEMBER 6, 2017
PUBLIC HEARING
El
REQUEST FOR A CONDITIONAL USE PERMIT
(CUP 17 -4) TO PERMIT A SHARED PARKING
AGREEMENT FOR THE REMODEL OF AN
EXISTING MULTI - TENANT COMMERCIAL
BUILDIONG AND EXPANSION OFA NAIL SALON
IN THE MAIN STREET SPECIFIC PLAN (MSSP)
ZONING AREA.
311 MAIN STREET
SCOTT LEVITT, LEVITT LAW, APC
RECOMMENDATION: After conducting the Public Hearing, staff
recommends that the Planning Commission adopt
Resolution No. 17 -26, APPROVING Conditional
Use Permit 17 -4 with Conditions.
GENERAL PLAN DESIGNATION
ZONE:
SITE DESCRIPTION:
Assessor's Parcel Number:
Lot Area:
Gross Floor Area:
Surrounding Properties:
ENVIRONMENTAL ASSESSMENT:
Conditional Use Permit 17 -4
311 Main Street
COMMERCIAL — SERVICE
MSSP (MAIN STREET SPECIFIC PLAN)
043 - 112 -34
23,754 sq. ft. (0.55 acres)
12,179 sq. ft.
North: Main Street Specific Plan (MSSP)
South: Open Space Parks & Recreation (OS -PR)
East: Main Street Specific Plan (MSSP)
West: Residential High Density (RHD -20)
This project is determined to be a Class 1 (Existing Facilities) Categorical Exemption pursuant
to Section 15301 of the Guidelines for the California Environmental Quality Act (Public
Resources Code Section 21000 et seq.) for the permitting of a shared parking agreement for
a nail salon within a commercial shopping center which has negligible or no expansion
beyond the existing use.
LEGAL NOTIFICATION:
The legal notice of this hearing was published in the Seal Beach Sun Newspaper on
October 26, 2017 and mailed to property owners and occupants within a 500' radius of the
subject property on October 26, 2017, with affidavits of publishing and mailing on file.
Page 2 of 5
Conditional Use Permit 17 -4
311 Main Street
ANALYSIS:
Scott Levitt ( "applicant ") filed an application on behalf of Karahalios Family trust, Michael
Karahalios ( "owner ") for Conditional Use Permit 17 -4 to permit a shared parking agreement
for the remodel of an existing multi- tenant commercial building and expansion of a nail salon
in the Main Street Specific Plan (MSSP) zoning area located at 311 Main Street. The subject
site is developed as a multi- tenant commercial building with a total building area of 12,179 sq.
ft., and provides 35 parking spaces. The property is surrounded to the west by residential
uses in the Residential High Density (RHD -20) zoned area; to the north and east are
commercial uses in the Main Street Specific Plan (MSSP) zoned area; and to the south is a
parking lot and green belt in the Open Space Parks & Recreation (OS -PR) zoned area.
The site currently allows nineteen (19) operators to operate various types of business uses
such as a barber shop, nail salon, restaurant, retail and various professional businesses
operate within the nineteen (19) suites. The applicant is asking to allow the larger gym suite to
be reconfigured to allow an additional (3) suites. No new square footage will be added, just an
internal reconfiguration of walls.
The uses within the commercial building primarily operate seven (7) days a week at various
times. Some businesses only operate during the week.
The Main Street Specific Plan (MSSP) 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 the salon would be required to
provide six spaces to accommodate the proposed 3 work stations. Due to the current mix of
other uses in the commercial center, there is insufficient room to accommodate the number of
parking spots generally required by the Code.
The Seal Beach Municipal Code (Section 11.4.20.020), however, also permits approval of 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.
Parking Demand
KOA Corporation, a traffic and engineering firm prepared a Parking Study dated October,
2017 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
space that is proposed to be reconfigured. 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 office uses in the vacant spaces.
The Parking Analysis evaluated the highest peak demand for the existing users in the
commercial center. KOA conducted a field survey to evaluate existing conditions and the
Page 3 of 5
Conditional Use Permit 17 -4
311 Main Street
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 a total of six (6)
days with three (3) days in the month of December 2016 and three (3) days in the month of
July 2017 that were Wednesday, Friday and Saturday which were anticipated to be the
busiest days on an average week. The highest demand for parking was determined to be on
Friday around noon time in both December and July. This peak demand is 30 spaces in the
parking lot from 12pm to 12:30pm. At that time, the maximum parking demand for the center
is 30 parking spaces of the 35 parking spaces provided on -site. To analyze the potential
future demand of the commercial 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 three (3) nail salon stations which would be an additional six (6) parking
spaces for a total of thirty -six (36) spaces required for all uses.
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 or office. Table 1 describes the
parking ratios for combination of uses.
TABLE 1
PARKING RATIOS FOR SPECIFIED USES
Retail
1 space
per 500 s . ft.
of
gross floor area
Restaurant
1 space
per 100 s . ft.
of
gross floor area
Office No Customer Services
1 space
per 500 s . ft.
of
gross floor area
Business Office
1 space
Per 300 s . ft.
of
gross floor area
Each type of use requires a different ratio for analyzing parking demand. Since the owner is
going to reconfigure the layout of the vacant gym suite and the gym is parked at one (1)
parking space per 300 sq. ft., there are 12 spaces needed for that use. The new configuration
and anticipated uses will require eleven (11) spaces, which is a reduction of one (1) space
from the 12 parking spaces required for the previous gym use, the parking study proposes
that the vacant square footages in the commercial center can accommodate 852 square feet
of retail space that will require two (2) parking spaces, 1,553 square feet of Office Use (no
customer service) that will require three (3) parking spaces. This scenario shows that the
center would be able to accommodate the required parking for all existing users, the
additional nail stations and future mixed occupancy of the vacant tenant spaces.
Based on the parking analysis, planning staff has 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 35 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 office uses, any future modification in the shopping center
percentages will require additional review by the Planning Commission.
Page 4 of 5
Conditional Use Permit 17 -4
311 Main Street
CONCLUSION:
The Parking Demand Analysis shows adequate parking will be available to accommodate the
proposed increase in operator stations at the existing nail 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 35 spaces, is sufficient to
meet the needs of all the current users with the additional stations (total 3 nail 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 17 -4.
After conducting the public hearing and receiving public testimony, staff recommends that the
Planning Commission adopt the attached Resolution No. 17 -26 approving CUP 17-4 to permit
a shared parking agreement for the remodel of an existing multi- tenant commercial building
and expansion of a nail salon in the Main Street Specific Plan (MSSP) zoning area at 311
Main Street.
Prepared by:
Steve Fowler C tal Lan azo
Assistant Planner— Community Development erim Directory munity Development
Attachments:
1. Resolution No. 17 -26 — A Resolution of the Planning Commission of the City of Seal Beach
Approving Conditional Use Permit 17 -4 to permit a shared parking agreement for the remodel of
an existing multi- tenant commercial building and expansion of a nail salon business with up to
twelve (12) total salon stations at 311 Main Street within the Main Street Specific Plan (MSSP)
Zoning area.
a. Parking Demand Analysis, dated October 2017
2. Floor Plan and Site Plan
Page 5 of 5
RESOLUTION NO, 17 -4
A RESOLUTION OF THE SEAL BEACH PLANNING
COMMISSION APPROVING CONDITIONAL USE PERMIT
17 -4 TO PERMIT A SHARED PARKING AGREEMENT
FOR THE REMODEL OF AN EXISTING MULTI - TENANT
COMMERCIAL BUILDING AND EXPANSION OF A NAIL
SALON AT 311 MAIN STREET IN THE MAIN STREET
SPECIFIC PLAN (MSSP) ZONING AREA.
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES
HEREBY FIND AND RESOLVE AS FOLLOWS:
Section 1. Scott Levitt ( "applicant ") filed an application on behalf of Karahalios
Family Trust and Michael Karahalios (collectively 'owner ") for Conditional Use Permit
17-4 to permit a shared parking agreement for the remodel of an existing multi- tenant
commercial building and expansion of a nail salon in the Main Street Specific Plan
(MSSP) zoning area located at 311 Main Street. ( "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
17 -4 was held before the Planning Commission on November 6, 2017. 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 on the west side of Main Street
between Electric and Pacific Coast Highway, in the Main Street Specific Plan (MSSP)
Zoning Area. The property is surrounded to the west by residential uses in the
Residential High Density (RHD -20) zoned area; to the north and east is commercial
uses in the Main Street Specific Plan (MSSP) zoned area; and to the south is a parking
lot and green belt in the Open Space Parks & Recreation (OS -PR) zoned area.
B. There is an existing commercial center on the subject property
where various commercial businesses currently operate.
C. The applicant proposes to permit a shared parking agreement for a
nail salon business with up to 12 total salon stations at an existing nail salon.
D. A parking analysis was prepared by KOA Consulting dated October
2017 and has been attached to this resolution as Exhibit A.
E. City staff has determined that this project is determined to be a
Class 1 (Existing Facilities) Categorical Exemption pursuant to Section 15301 of the
Guidelines for the California Environmental Quality Act (Public Resources Code Section
21000 et seq.) for the permitting of a shared parking agreement for a nail salon within a
commercial shopping center which has negligible or no expansion beyond the existing
use.
Section 3. Based upon the facts contained in the record, including those
stated in the preceding Section of this resolution and pursuant to Chapter 11.4.20.020
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and 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. 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, reconfiguration of the commercial building's floor plan and
shared parking analysis show 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, while providing sufficient parking for
all uses.
B. The proposed use is allowed within the Main Street Specific Plan
(MSSP) zoning area 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 Main Street Specific Plan (MSSP). Pursuant to the Seal Beach
Municipal Code a shared parking agreement is permitted in the MSSP 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 and
reconfigured floor plan. 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 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. The
commercial center and nail salon are 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 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 Covenant 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 2017, illustrates that the peak parking
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demand occurs on Fridays from 12pm to 1 pm. The report states that 30 of the 35
parking spaces, or 86 percent of the parking lot, are occupied at the busiest time of the
week. The requirement for an additional demand of five (5) parking spaces will increase
the commercial center parking demand to 35 spaces, which is provided on the subject
site.
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 Friday at 12:15 pm. The
study also showed that the parking zones was diversely utilized and typically had over
the required amount of parking stalls required to meet the city's requirement for the
additional operator stations
Section 4. Based upon the foregoing, the Planning Commission hereby
approves CUP 17-4 to permit a shared parking agreement, subject to the following
conditions.
1. Conditional Use Permit 17 -4 is approved to permit a shared parking
agreement for the remodel of an existing multi- tenant commercial building and
expansion of an existing nail salon contained therein, in the Main Street Specific Plan
(MSSP) zoning area located at 311 Main Street.
2. The multi- tenant commercial building including nail salon must
substantially conform to the plans submitted on October 12, 2017 and on file with the
Community Development Department.
3. Any proposed alterations or upgrades to the salon beyond those
shown on the approved plans dated October 12, 2017, shall require review and
approval from the City of Seal Beach Planning Division.
4. The vacant square footages of the multi- tenant commercial building
shall not exceed the land use square footage thresholds as further described in the
Parking Demand Analysis dated October 2017 by KOA Consulting (Exhibit A) and
provided below:
a. 852 square feet of retail space, that will require two (2) parking
spaces;
b. 1,553 square feet of Office Use (no customer service), that will
require three (3) parking spaces; and
5. Deliveries to the premises are prohibited between 10:00 P.M. and
7:00 A.M.
6. There shall be no dumping of trash outside and /or glass bottles
outside the establishment between the hours of 10:00 P.M. and 7:00 A.M.
7. The establishment must comply with Chapter 7.15 "Noise" of the
City of Seal Beach Municipal Code. Should complaints be received regarding noise
generated by the establishment, the Planning Commission reserves the right to
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schedule this permit for reconsideration and may require the applicant/business
operator to mitigate the noise level to comply with the provisions of Chapter 7.15.
8. Any proposed alterations or upgrades to the nail salon, the Parking
Covenant, and /or the use of the vacant square footages as outlined above, will require
review and approval from the City of Seal Beach Planning Division.
9. A modification of this approval must be applied for when
a. The establishment proposes to modify any of its current
Conditions of Approval.
b. There is a substantial change in the mode or character of
operations of the establishment.
10. The applicant is required to obtain all required Building and Safety
permits prior to tenant improvements, construction or demolition.
11. 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.
12. The Planning commission reserves the right to revoke or modify
this approval if any violation of the approved conditions occurs, any violation of the Seal
Beach Municipal Code occurs.
13. The Planning Commission reserves the right to revoke or modify
this approval if harm or operational problems such as criminal or anti - social behavior
occur. Examples of harmful or operation behaviors include, but not limited to, violence,
vandalism, solicitation and /or litter.
14. Approval of this CUP shall not waive compliance with all sections of
the Municipal Code, or all other applicable City Ordinances in effect at the time of
building permit issuance.
15. 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.
16. 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
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any award of damages, judgments, verdicts, court costs or attorneys' fees in any such
lawsuit or action.
17. 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.
18. 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. In addition, this CUP shall also not become effective for any
purpose until execution and recordation of a shared parking agreement in a form
satisfactory to the City.
PASSED, APPROVED, AND ADOPTED by the Seal Beach Planning
Commission at a meeting thereof held on November 6, 2017, by the following vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
ATTEST:
Crystal Landavazo
Planning Commission Secretary
-5 of 5-
Chairperson
Parking Study for
311 Main Renovation
In the City of Seal Beach
October 18, 2017
Prepared for:
Michael Karahalios
31 1 Main Street
Seal Beach, CA 90740
Prepared by:
KOA CORPORATION
TANNING 3 ENGMEERING
2141 W. Orangewood Avenue, Suite A
Orange, CA 92868
(714) 573 -0317
Project No.:JB63141
KOA CORPORATION
PLANNING & ENGINEERING
October 18, 2017
Mr. Michael Karahalios
311 Main Street
Seal Beach, CA 90740
2141 W. Orangewood Avenue. Suite A
Orange, California 92868
t: 714.573.0317 f: 714.573.9534
www.koac orpo ration.com
Subject Parking Study for 311 Main Renovation in the City of Seal Beach
Dear Mr. Karahalios:
KOA Corporation (KOA) is pleased to provide this parking study for the renovation of the suites located at
311 Main Street in the City of Seal Beach. The renovation area of the existing building will convert two
existing tenant spaces into five smaller tenant spaces: expand existing nail salon (Select Nail), one retail use,
two office uses (no customer services), and one business office use. Parking is shared among the different
businesses occupying the building located at project property site.
This parking study serves to evaluate whether existing parking supply will be able to accommodate the
additional parking that the 311 Main Renovation project will require once its reconfiguration is complete.
This study was prepared to comply with the City of Seal Beach's requirements in evaluating the parking
needs for the proposed renovation. 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,
Min Zhou, P.E.
Vice President
1:\GBes \Sea1 Beach\1B63141 Seal Beach Main Purking\OocunnentsURepon \1863141 -31 I MainPorking.doc
EXECUTIVESUMMARY ........................................................................... ............................... I
1. INTRODUCTION ................................................................................. ............................... 3
2. METHODOLOGY
2.1 City Parking Ordinance
2.2 Parking Occupancy /Turnover
5
5
.5
3. PARKING ANALYSIS ............................................................................ ..............................6
3.1 Parking Supply .......................................................................................................... ..............................6
3.2 Winter Parking Demand ....................................................................................... ..............................6
3.3 Summer Parking Demand ................................................................................. ............................... 12
3.4 City Parking Code Requirement ...................................................................... ............................... 17
3.5 Future Parking Demand for Existing Plus Project Conditions ( Winter) . ............................... 17
3.6 Future Parking Demand for Existing Plus Project Conditions (Summer) .............................. 18
4.0 CONCLUSION ................................................................................ ............................... 19
4.1 Conclusion ............................................................................................................. ............................... 19
FList of Appendicesy
APPENDIX A — FLOOR PLANS
APPENDIX B — SITE PLAN
APPENDIX C — PARKING SURVEY WORKSHEETS
KCIA CORPORATION Seal Beach, CA / 311 Main Street Renovations
,.,,,: `� r s Evcw ==e.ue Parking Study
The 311 Main Renovation property site is located on the northwest corner of Electric Avenue and Main
Street in the Main Street Specific Plan District The proposed project would reconfigure floor space and
land uses at the 31 1 Main Street property to provide additional tenant spaces. The renovation area of
the existing building will convert two existing tenant spaces into five smaller tenant spaces: expand
existing nail salon (Select Nail), one retail use, two office uses (no customer services), and one business
office use.
The existing nail salon (Select Nails) proposes to expand from currently having 9 salon service stations
with an additional 3 salon service stations to a total of 12 salon service stations. The site currently
provides 35 parking spaces on the surface parking lot. The surface parking lot consists of an on -site
parking lot to the south of the property and additional parking behind the building along an alley. The
existing gym use will be removed and reconfigured to create three offices of various sizes and a single
retail land use along the frontage of the property. The existing floor plan area for the 311 Main
Renovation project site is 4,890 square feet. The proposed floor plan area will be 4,662 square feet, a
reduction of 228 square feet The reduction in area is mainly due to a new common area which provides
access to the three offices and the nail salon. Additionally, several new bathrooms will be added,
effectively reducing usable square feet even further.
City of Seal Beach has specific parking requirements for different land uses located along Main Street in
the Main Street Specific Plan District According to the City parking code (Off - Street Parking and
Loading ordinance in Chapter 11.4.20 of the Municipal Code), the 311 Main Renovation project will
require an additional 13 parking spaces. The 311 Main Renovation property owner paid in -lieu fees for 2
parking spaces.
To verify overall adequacy of the parking supply at the site, at the request of the City's Planning
Department, parking surveys were conducted at the site during both summer and winter times. The first
counts were completed on Wednesday (December 7", 2016), Friday (December 9t^, 2016) and Saturday
(December 10th, 2016) between the hours of 7:00 AM and 7:00 PM for all three days. From the survey,
the maximum parking demand for the 311 Main Street property occurs on a Wednesday at 12:30 PM
(19), a Friday at 12:15 PM (20), and a Saturday at 1:00 PM (19).
Parking surveys were also conducted on Wednesday (July 19E, 2017), Friday (July 21st, 2017) and
Saturday (July 22nd, 2017) between the hours of 7:00 AM and 7:00 PM for all three days. From the
survey, the maximum parking demand for the 311 Main Street property occurs on a Wednesday at
12:45 PM (28), a Friday at 12:15 PM (30), and a Saturday at 1:00 PM (23).
Target occupancy rates of 90% are effective industry standards for off- street spaces. In other words,
maintaining 10% vacancy rates for off - street stalls will help ensure an "effective parking supply." It is at
this occupancy level that roughly one space per block is available, making searching or "cruising" for
KOA CORPORATION Seal Beach, CA / 311 Main Renovation
,1n.v,aivn s ECG -vEUIN , Parking Study
Executive
parking unnecessary and allowing off- street lots to maintain adequate maneuverability. The results
indicate that there is not an ample supply of parking during the week and weekend for the site.
The future parking demand for "Existing Plus Project' condition during the winter is 31 parking spaces
20 +11 =31. Applying an additional 10% vacancy rate of the total Existing Plus Project demand would be
34 spaces, and with a parking supply of 35 available parking spaces and 2 in -lieu spaces, the site will
adequately satisfy the parking necessary for the Existing Plus Project conditions.
The future parking demand for "Existing Plus Project' condition during the summer is 41 parking spaces
30 +11 =41. Applying an additional 10% vacancy rate of the total Existing Plus Project demand would be
45 spaces, and with a parking supply of 35 available parking spaces and 2 in -lieu spaces, the site will not
adequately satisfy the parking necessary for the Existing Plus Project conditions.
RcP KOA CORPORATION
�,nvr:wG S Ev,YVFF Firv6
2
Seal Beach, CA / 311 Main Renovation
Parking Study
The 311 Main Renovation project is proposing reconfiguration to an existing property site. The
reconfiguration project will result in a total of five tenant spaces in the reconfigured area: one nail salon
(Select Nail), one retail use, two office uses (no customer services), and one business office use.
The 311 Main Renovation will reconfigure the floor space of the Select Nail salon to expand the number
of service stations from 9 current service stations to 12 service stations, an addition of 3 stations. The
existing gym use will be removed and reconfigured to create three offices with no customer services of
446 SF, 671 SF, and 437 SF, and a single retail land use of 852 SF along the frontage of the property.
Figure I shows the 311 Main Renovation project site plan.
This parking study serves to evaluate whether existing parking supply at the 31 1 Main Street property
site will be adequate to accommodate the proposed renovations. There are currently 35 parking spaces
provided at the site. Parking is shared among the different uses occupying the property. There is on-
street parking on Main Street along the frontage of the property; however these parking spaces are not
included in the analysis.
The 311 Main Renovation property site is accessible by Electric Avenue to the south and Main Street to
the east Main Street intersects Highway I (Pacific Coast Highway) to the north. The project boundary
for this parking study encompasses only the parking area provided for property site. There is parking
located behind the property building along the alley and south of the building. A separate City-owned
parking lot is also located south of the property site; however this is not included in the analysis.
This parking study presents the field survey results for the current parking demand on a typical weekday
and weekend, forecasts the future parking demand with the full occupancy of all uses, and analyzes
parking adequacy based on current parking supply. The findings and recommendations of the parking
evaluation are summarized in this report-
KOA CORPORA r[Ow Seal Beach, CA / 311 Main Renovation
i >uawr. a fuo tier >.�c Parking Study
3
i
4
Figure I New Site Plan
e
I
KOA CORPORATION
4
e
L°
i
Introduction
/ 311 Main Renovation
Parking Study
Methodology 2.
This parking study was prepared to evaluate the parking demand for the proposed 311 Main Renovation
expansion including the full occupancy of the property. 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 11.4.20 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 remaining four vacant suites, assumptions were made that one would be occupied by a
retail use, two suites to be occupied by offices without customer services, and one suite to be occupied
by a business office. The City parking code for land uses located within the Main Street Specific Plan
District requires that retail use provides one parking space per 500 square feet, offices with no
customer services provides one parking space per 500 square feet, and customer serving business office
uses provides one space per 300 square feet.
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 not 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 10% above the maximum observed parking demand
is normally recommended for a study comparable to this type of property.
KOA CORPORATION Seal Beach, CA / 311 Main Renovation
,.,,,,,,,...c a e•e,eex,vo Parking Study
5
3.1 Parking Supply
The 311 Main Street property site provides a surface parking lot for its patrons with 35 parking spaces.
3.2 Winter Parking Demand
Parking demand surveys were conducted on an hourly basis between the hours of 7:00 AM and 7:00 PM
on the following three days at the 311 Main Street property site:
• Wednesday, December 7, 2016
• Friday, December 9, 2016
• Saturday, December 10, 2016
For the purpose of the parking survey, the parking lot is divided into 2 zones as shown in Figure 2. The
parking survey data sheets are included in Appendix C.
Figure 2 — Parking Survey Area
KOA CORPORATION
6
Beach, CA/ 311 Main Renovation
Parking Study
Table I summarizes the observed number of vehicles parked on Wednesday (December 7, 2016). As
shown in Table I, the peak hour of a typical Wednesday is 12:30 PM with 19 vehicles with a 54%
observed parking occupancy rate. A 10% turnover factor is applied to the peak occupancy count to
account for vehicles circulating the lot looking for parking. With a 10% turnover factor (2 additional
parking spaces), peak parking demand for Wednesdays is 21 parking spaces with a 60% parking
occupancy.
Table 2 summarizes the observed number of vehicles parked on Friday (December 9, 2016). As shown
in Table 2, the peak hour of a typical Friday is 12:15 PM with 20 vehicles with a 57% observed parking
occupancy rate. With a 10% turnover factor, peak parking demand for Fridays is 22 parking spaces with
a 63% parking occupancy.
Table 3 summarizes the observed number of vehicles parked on a Saturday (December 10, 2016). As
shown in Table 3, the peak hour of a typical Saturday is 1:00 PM with 19 vehicles with a 54% observed
parking occupancy rate. With a 10% turnover factor, peak parking demand for Saturdays is 21 parking
spaces with a 60% parking occupancy.
KOA CORPORATION Seal Beach, CA/ 311 Main Renovation
ljnHVwG 5 ENGINEERING Parking Study
7
Table I -Wednesday Parking Survey (12/7/2016)
Time.. %
7.00 AM
Side /Alley Parking
0
Front Parking Lot
1
Combined
1
%Occupied
3%
7:15 AM
0
1
1
3%
7:30 AM
0
1
1
3%
7:45 AM
2
1
3
9%
8:00 AM
2
2
4
11%
8:15 AM
3
2
5
14%
8:30 AM
2
1
3
9%
8:45 AM
2
1
3
90/0
9:00 AM
3
3
6
17%
9:15 AM
4
2
6
17%
9:30 AM
4
2
6
17%
9:45 AM
5
2
7
20%
10:00 AM
5
3
8
23%
10:15 AM
5
4
9
26%
10:30 AM
6
6
12
34%
10:45 AM
8
4
12
34%
11:00 AM
8
5
13
37%
11:15 AM
10
2
12
3 %_
11:30 AM
9
7
16
46%
11:45 AM
8
5
13
37%
12:00 PM
8
9
17
49%
12:15 PM
7
11
18
51%
12:30 PM
7
12
19
54%
12:45 PM
7
6
13
1 37%
1:00 PM
6
7
13
1 37%
1:15 PM
7
6
13
1 37%
1:30 PM
7
4
11
31%
1:45 PM
7
5
12
34%
2:00 PM
7
6
13
37%
2:15 PM
5
3
8
23%
2:30 PM
5
4
9
26%
2:45 PM
5
6
11
31%
3:00 PM
5
4
9
260/6
3:15 PM
4
4
8
23%
3:30 PM
4
3
7
20%
3:45 PM
4
2
6
17%
4:00 PM
3
4
7
20%
4:15 PM
2
3
5
14%
4:30 PM
2
3
5
14%
4:45 PM
2
6
8
23%
5:00 PM
2
3
5
14%
5:15 PM
3
7
10
29%
5:30 PM
3
7
10
29%
5:45 PM
3
3
6
17%
6:00 PM
2
5
7
20%
6:15 PM
2
5
7
20°k
6:30 PM
2
6
8
23%
6:45 PM
2
6
8
23%
Total Spaces 1
12
23
35
KOA CORPORATION Seal Beach, CA/ 311 Main Renovation
Parking Study
Table 2 - Friday Parking Survey (12/9/2016)
Time
Side /Alley Parking
Front Parking Lot
Combined
%Occupied
7:00 AM
0
0
0
0%
7:15 AM
0
0
0
0%
7:30 AM
0
0
0
0%
7:45 AM
1
0
1
3%
8:00 AM
1
2
3
9%
8:15 AM
2
1
3
9%
8:30 AM
3
0
3
9%
8:45 AM
2
1
3
9%
9:00 AM
2
2
4
11%
9:15 AM
2
1
3
9%
9:30 AM
4
2
6
17%
9:45 AM
5
5
10
29%
10:00 AM
5
5
10
29%
10:15 AM
5
7
12
34%
10:30 AM
7
6
13
37%
10:45 AM
7
9
16
46%
11:00 AM
7
8
15
43%
11:15 AM
7
9
16
46%
11:30AM
8
10
18
51%
11:45 AM
6
9
15
43%
12:00 PM
6
10
16
46%
12:15 PM
6
14
20
57%
12:30 PM
5
13
18
51%
12:45 PM
4
12
16
46%
1:00 PM
4
11
15
43%
1:15 PM
5
9
14
40%
1:30 PM
6
13
19
54%
1:45 PM
6
8
14
40%
2:00 PM
6
5
11
31%
2:15 PM
6
3
9
26%
2:30 PM
5
2
7
20%
2:45 PM
5
2
7
20%
3:00 PM
5
3
8
23%
3:15 PM
5
2
7
20%
3:30 PM
5
3
8
23%
3:45 PM
5
1
6
17%
4:00 PM
4
2
6
17%
4:15 PM
4
1
5
14%
4:30 PM
3
1
4
11%
4:45 PM
3
2
5
14%
5:00 PM
3
3
6
17%
5:15 PM
3
3
6
17%
5:30 PM
3
4
7
20%
5:45 PM
2
6
8
23%
6:00 PM
2
4
6
17%
6:15 PM
2
5
7
20%
6:30 PM
1
8
9
26%
6:45 PM
0
10
10
29%
Total Spaces
12
23
35
KOA CORPORATION Seal Beach, CA/ 311 Main Renovation
Parking Study
Table 3 - Saturday Parking Survey (12/1012016)
Time
Side /Alley Parking
Front Parking Lot
Combined
%Occupied
7:00 AM
0
0
0
0%
7:15 AM
0
0
0
00h
7:30 AM
0
0
0
0%
7:45 AM
0
0
0
00/0
8:00 AM
0
0
0
0%
8:15 AM
0
0
0
00/0
8:30 AM
1
0
1
3%
8:45 AM
3
0
3
9%
9:00 AM
4
1
5
14%
9:15 AM
4
2
6
17%
9:30 AM
4
3
7
20%
9:45 AM
5
2
7
20%
10:00 AM
6
3
9
26%
10:15 AM
6
3
9
26%
10:30 AM
5
8
13
37%
10:45 AM
6
7
13
37%
11:00 AM
6
8
14
40%
11:15 AM
6
7
13
37%
11:30 AM
6
8
14
40%
11:45 AM
6
9
15
43%
12:00 PM
6
12
18
51%
12:15 PM
6
9
15
43%
12:30 PM
6
11
17
49%
12:45 PM
6
11
17
49%
1:00 PM
7
12
19
54%
1:15 PM
6
11
17
49%
1:30 PM
6
12
18
51%
1:45 PM
5
13
18
51%
2:00 PM
6
11
17
49%
2:15 PM
7
7
14
400/c
2:30 PM
6
10
16
46%
2:45 PM
6
9
15
43%
3:00 PM
6
10
16
46%
3:15 PM
6
7
13
37%
3:30 PM
6
8
14
40%
3:45 PM
6
9
15
43%
4:00 PM
6
8
14
40%
4:15 PM
6
4
10
29%
4:30 PM
5
3
8
23%
4:45 PM
5
3
8
23%
5:00 PM
5
4
9
26%
5:15 PM
5
6
11
31%
5:30 PM
6
6
12
34%
5:45 PM
6
3
9
26%
6:00 PM
6
4
10
29%
6:15 PM
5
5
10
29%
6:30 PM
4
8
12
34%
6:45 PM
4
7
11
31%
Total Spaces
12
23
35
KOA CORPORATION Seal Beach, CA/ 311 Main Renovation
Parking Study
10
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3.3 Summer Parking Demand
Parking demand surveys were conducted on an hourly basis between the hours of 7:00 AM and 7:00 PM
on the following three days during the summer at the 311 Main Street property site:
• Wednesday, July 19, 2017
• Friday, July 21, 2017
• Saturday, July 22, 2017
The parking survey data sheets are included in Appendix C.
Table 4 summarizes the observed number of vehicles parked on Wednesday Quly 19, 2017). As shown
in Table 4, the peak hour of a typical Wednesday is 12:45 PM with 28 vehicles with a 80% observed
parking occupancy rate. A 10% turnover factor is applied to the peak occupancy count to account for
vehicles circulating the lot looking for parking. With a 10% turnover factor (3 additional parking spaces),
peak parking demand for Wednesdays is 31 parking spaces with an 89% parking occupancy.
Table 5 summarizes the observed number of vehicles parked on Friday Quly 21, 2017). As shown in
Table 2, the peak hour of a typical Friday is 12:15 PM with 30 vehicles with a 86% observed parking
occupancy rate. With a 10% turnover factor, peak parking demand for Fridays is 33 parking spaces with
a 94% parking occupancy.
Table 6 summarizes the observed number of vehicles parked on a Saturday Quly 22, 2017). As shown in
Table 6, the peak hour of a typical Saturday is 1:00 PM with 23 vehicles with a 66% observed parking
occupancy rate. With a 10% turnover factor, peak parking demand for Saturdays is 26 parking spaces
with a 74% parking occupancy.
KOA CORPORATION Seal Beach, CA / 311 Main Renovation
& ENGIV;;P'NG Parking Study
12
Table 4 - Wednesday Parking Survey (07/19/2017)
Time
Side /Alley Parking
Front Parking Lot
Combined
%Occupied
7:00 AM
0
1
1
3%
7:15 AM
1
1
2
6%
7:30 AM
1
1
2
6%
7:45 AM
1
1
2
6%
8:00 AM
1
1
2
60/0
8:15 AM
1
0
1
3%
8:30 AM
2
1
3
9%
8:45 AM
2
1
3
9%
9:00 AM
5
5
10
29%
9:15 AM
6
4
10
29%
9:30 AM
7
3
10
29%
9:45 AM
7
3
10
29%
10:00 AM
7
5
12
34%
10:15 AM
8
5
13
37%
10:30 AM
7
6
13
1 37%
10:45 AM
6
7
13
37%
11:00AM
6
5
11
319/.
11:15 AM
6
9
15
43%
11:30 AM
7
11
18
51%
11:45 AM
7
11
18
51%
12:00 PM
8
9
17
49%
12:15 PM
8
9
17
49%
12:30 PM
8
15
23
66%
12:45 PM
8
20
28
80%
1:00 PM
8
15
23
66%
1:15 PM
8
13
21
60%
1:30 PM
8
14
22
63%
1:45 PM
8
15
23
66%
2:00 PM
8
11
19
54%
2:15 PM
7
11
18
51%
2:30 PM
7
8
15
43%
2:45 PM
7
6
13
37%
3:00 PM
7
6
13
37%
3:15 PM
6
5
11
31%
3:30 PM
6
6
12
34%
3:45 PM
5
5
10
29%
4:00 PM
5
3
8
23%
4:15 PM
5
4
9
26%
4:30 PM
6
7
13
37%
4:45 PM
6
11
17
49%
5:00 PM
6
9 1
15
43%
5:15 PM
4
13
17
49%
5:30 PM
4
15
19
54%
5:45 PM
3
17
20
57%
6:00 PM
4
18
22
630
6:15 PM
3
19
22
63%
6:30 PM
3
20
23
66%
6:45 PM
3
21
24
69%
Total Spaces
12
23
35
KOA CORPORA] ION Seal Beach, CA/ 311 Main Renovation
Parking Study
13
Table 5 - Friday Parking Survey (07/21/2017)
Time
SidelAlley Parking
Front Parking Lot
Combined
%Occupied
7:00 AM
1
1
2
6%
7:15 AM
1
1
2
6%
7:30 AM
2
2
4
11%
7:45 AM
2
2
4
11%
8:00 AM
3
2
5
14%
8: 15 AM
3
1
4
11%
8:30 AM
5
3
8
23%
8:45 AM
5
2
7
20%
9:00 AM
6
7
13
37%
9:15 AM
7
6
13
37%
9:30 AM
7
9
16
46%
9:45 AM
7
9
16
46%
10:00 AM
8
12
20
57%
10:15 AM
8
11
19
54%
10:30 AM
8
12
20
57%
10:45 AM
8
14
22
63%
11:00 AM
8
16
24
69"/o
11:15 AM
9
14
23
66%
11:30 AM
9
17
26
74%
11:45 AM
9
18
27
77%
17A0 PM
9
19
28
80%
12:15 PM
9
21
30
86%
12:30 PM
9
18
27
77%
12:45 PM
9
20
29
83%
1:00 PM
9
20
29
83%
1:15 PM
9
17
26
74%
1:30 PM
9
19
28
80%
1:45 PM
9
19
28
80%
2:00 PM
9
17
26
74%
2:15 PM
9
16
25
71%
2:30 PM
9
15
24
69%
2:45 PM
9
16
25
71%
3:00 PM
9
19
28
80%
3:15 PM
8
17
25
71%
3:30 PM
7
13
20
57%
3:45 PM
7
12
19
54%
4:00 PM
6
9
15
43%
4:15 PM
6
9
15
43%
4:30 PM
6
10
16
46%
4:45 PM
0
11
11
31%
5:00 PM
6
16
22
63%
5:15 PM
5
12
17
49%
5:30 PM
3
9
12
34%
5:45 PM
2
6
8
23%
6:00 PM
1
8
9
26%
6:15 PM
1
9
10
29%
6:30 PM
3
14
17
49%
6:45 PM
0
18
18
51%
Total Spaces
12
23
35
KOA CORPORA71ON Seal Beach, CA/ 311 Main Renovation
Parking Study
14
Table 6 - Saturday Parking Survey (07/22/2017)
Time
Side /Alley Parking
Front Parkin Lot
Combined
%Occupied
7:00 AM
0
0
0
7:15 AM
0
0
0
7:30 AM
0
1
1
3%
7:45 AM
0
1
1
3%
8:00 AM
1
1
2
60
8:15 AM
1
2
3
9%
8:30 AM
1
2
3
9%
8:45 AM
2
5
7
20%
9:00 AM
1
9
10
290/6
9:15 AM
2
10
12
34%
9:30 AM
3
8
11
31%
9:45 AM
3
10
13
37%
10:00 AM
3
10
13
37%
10:15 AM
4
11
15
43%
10:30 AM
4
12
16
46%
10:45 AM
4
13
17
49%
11:00 AM
4
13
17
49%
11:15 AM
3
11
14
40%
11:30 AM
3
13
16
46%
11:45 AM
3
17
20
57%
12:00 PM
2
18
20
57%
12:15 PM
2
19
21
60%
12:30 PM
2
19
21
60%
12:45 PM
2
20
22
63%
1:00 PM
2
21
23
660/a
1:15 PM
2
21
23
66%
1:30 PM
2
19
21
60%
1:45 PM
2
19
21
60%
2:00 PM
3
15
18
51%
2:15 PM
3
12
15
43%
2:30 PM
4
15
19
54 "/a
2:45 PM
3
16
19
54%
3:00 PM
4
17
21
60%
3:15 PM
2
14
16
46%
3:30 PM
3
13
16
46%
3:45 PM
3
14
17
49%
4:00 PM
4
14
18
51%
4:15 PM
3
9
12
34%
4:30 PM
3
9
12
34%
4:45 PM
3
6
9
26%
5:00 PM
2
8
10
29%
5:15 PM
2
10
12
34%
5:30 PM
2
12
14
40%
5:45 PM
2
14
16
46%
6:00 PM
1
15
16
46%
6:15 PM
1
17
18
51%
6:30 PM
2
12
14
40%
6:45 PM
2
11
13
37%
otal Space4
12 I
1
23
35
FM KOA CORPORA HON Seal Beach, CA/ 311 Main Renovation
Parking Study
15
d
v E 3 0
L
d w d
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ro E
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ro
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3.4 City Parking Code Requirement
Since the existing parking counts do not account for future parking demand of the 311 Main Renovation
project, the parking demand for these units were estimated using City parking code. The City parking
code determines minimum parking requirements by the following criteria:
• Land use (retail, etc.)
• Physical size of the space that the land use occupies
The 311 Main Renovation project proposes to provide 3 additional salon service stations to the Select
Nail salon for a total of 12 service stations once reconfigured. In addition, the project proposes to
remove the gym land use and replace it with a single retail land use and three office spaces.
To estimate full occupancy parking demand for the expansion of Select Nail salon and the vacant suites,
future land use assumptions were made based on a feasible parking scenario with adequate parking
supply. Based on an additional 3 service stations of the proposed renovations to the Select Nail salon
the City parking code would require 6 parking spaces (3 stations x 2 spaces per station = 6). Based on a
retail land use area of 852 SF the City parking code would require 2 parking spaces (852 SF / I space per
500 SF = 2). Based on an office (no customer services) land use area of 1553 SF (445 SF + 437 SF + 671
SF = 1553 SF) the City parking code would require 3 parking spaces (1553 SF / I space per 500 SF = 3).
Table 7 summarizes the City's parking code requirement for Select Nail salon and full occupancy of the
vacant suites at the project site. The future full occupancy uses for the property will require I I parking
spaces per City parking code.
Table 7 - Future Full Capacity Parking Requirement Using City Ordinance'
Noce:
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 Olf- Street Parking and Loading ordinance (Municipal Code, Chapter 11.4.20)
3.S Future Parking Demand for Existing Plus Project Conditions (Winter)
With an existing peak parking demand of 20 vehicles and applying an additional 10% vacancy rate the
future parking demand for "Existing Plus Project" condition is 34 parking spaces [(20 +1 1)* 1.10 =34]. The
KOA CORPORATION Seal Beach, CA/ 311 Main Renovation
Parking Study
17
Land
Parking Ratio
Parking
Increased Required
Land Use :
Size SF z
Use
Factor
Requirement3
Factor
Parking (Spaces)
Retail
852 SF
852
1 Space per 500 SF
500
2
Select Nail
3 Stations
2
2 Spaces per
2
6
Operator Station
Office (No
customer
1,553 SF
1,553
1 Space per 500 SF
Soo
3
services)
Total
1
1 11
Noce:
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 Olf- Street Parking and Loading ordinance (Municipal Code, Chapter 11.4.20)
3.S Future Parking Demand for Existing Plus Project Conditions (Winter)
With an existing peak parking demand of 20 vehicles and applying an additional 10% vacancy rate the
future parking demand for "Existing Plus Project" condition is 34 parking spaces [(20 +1 1)* 1.10 =34]. The
KOA CORPORATION Seal Beach, CA/ 311 Main Renovation
Parking Study
17
project proponent had previously paid an in -lieu fee for two spaces to address a shortage of spaces.
With a parking supply of 35 available parking spaces and the two spaces as part of the in -lieu fee, the
project would net gain three spaces to satisfy the Existing Plus Project conditions in the winter.
3.6 Future Parking Demand for Existing Plus Project Conditions (Summer)
With an existing peak parking demand of 30 vehicles and applying an additional 10% vacancy rate the
future parking demand for "Existing Plus Project" condition is 45 parking spaces [(30 +11) *1.10 =45].
With a parking supply of 35 available parking spaces and the two spaces as part of the in -lieu fee, the
project would fall short by eight spaces to satisfy the Existing Plus Project conditions in the summer.
Table 8 shows the percentages of how the mix of uses will be broken into based on the existing and
proposed uses.
Table 8 — Site Utilization
Description
Use Classification
S Ft
Percentage
Athens West
Restaurant
1,076
9%
The Parlour
Personal Enrichment
989
Elite Taylor
Personal Enrichment
617
31%
Select Nail
Personal Enrichment
2,043
Allstate Insurance
Offices, Business and Professional
562
Dr. Gary Freedman-Harvey
Offices, Business and Professional
234
Levitt Law Office
Offices, Business and Professional
429
All- Counties Funding
Offices, Business and Professional
585
Real Estate Broker
Offices, Business and Professional
407
30%
Applegate Plumbin
Offices, Business and Professional
100
Edward Jones
Offices, Business and Professional
593
Suite
Offices, No Customer Services
671
Suite
Office, No Customer Services
437
Suite
Office, No Customer Services
445
7%
Suite
Retail
852
7%
Communal Areas
—
1,746
16%
Total
11,786
100%
KOA CORPORATION
18
Beach, CA/ 311 Main Renovation
Parking Study
4.0 Conclusion
4.1 Conclusion
KOA Corporation conducted a parking study to verify that the provided parking spaces were adequate
for the Existing Plus Project conditions. With the removal of the existing Gym and an increase in
common area size in the new site plan, there will be a reduction in square footage compared to the
existing site plan.
The winter parking counts collected in December show that an existing peak parking demand of 20
vehicles and applying an additional 10% vacancy rate the future parking demand for "Existing Plus
Project: condition is 34 parking spaces [(20+11)* 1. 1 0=34]. With a parking supply of 35 available parking
spaces and 2 in -lieu spaces, there would be a net gain of three spaces satisfying the Existing Plus Project
conditions in the winter.
The Summer counts collected in July show that an existing peak parking demand of 30 vehicles and
applying an additional 10% vacancy rate the future parking demand for "Existing Plus Project" condition
is 45 parking spaces [(30 +11) *1.10 =45]. With a parking supply of 35 available parking spaces and 2 in-
lieu spaces, there would be a shortage of eight spaces to satisfy the Existing Plus Project conditions in
Summer.
During the non - summer days, utilization of the parking lots showed a small difference between weekday
and weekend counts. This however was different during the summer months where the increase in the
utilization in part is due to the demand from summer beachgoers and tourists. Local residents utilize
the services provided by the project and walk or bike to the site as shows in the pictures below
however during the summer months many beach goers were observed choosing to utilize the site lot as
opposed to utilizing the pay to park lots in the area.
We have compiled some strategies that may help prevent this parking encroachment. There is a variety
of parking restriction options ranging from signage with time restrictions to employee permit parking.
Alternative parking management measures discussed in the sections below are potential options. They
are not to be regarded as recommendations.
The following parking control strategies may help reduce any parking encroachment that could occur
• Time restrictions (i.e., I hour, 2 hours, 4 hours limit),
• Time of the day restrictions (i.e., parking available between the hours of 9 a.m. and 6 p.m.),
KOA CORPORATION Seal Beach, CA / 311 Main Renovation
Parking Study
19
• Vehicle Removal signs for violating time and time of day restrictions,
User group parking for employees
Combinations of strategies (parking limited to permits issued to a specified number of
employees). Any time limit or time of day restriction would have to be carefully crafted to
consider the needs of the employees.
Per the Seal Beach Municipal Code 8.15.055 for Short Term Parking Zones, people shall not park their
vehicle for longer than the prescribed period. Also per the Seal Beach Municipal Code 8.10.030 the
vehicle will be removed if parked in violation of the above code. This can help mitigate the parking
problem during the Summer time when there is a high demand to visit the beach and Main Street
KOA CORPORATION
oLANNI"' & ENCWIEFR NG
20
Seal Beach, CA/ 311 Main Renovation
Parking Study
APPENDIX A
FLOOR PLANS
P KOA CORPORATIO�i Seal Beach, CA/ 311 Main Renovation
IP NNItJCj & ENG'j EERJNii Parking Study
21
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KOA CORPORATION
�LANNNG : [NGINC[PING
APPENDIX B
SITE PLAN
23
Seal Beach, CA/ 31 1 Main Renovation
Parking Study
Site Plan
KOA CORPORATION
24
Seal Beach. CA/ 311 Main Renovation
Parking Study
APPENDIX C
PARKING DATA SURVEY SHEETS
KOA CORPORATION Seal Beach, CA / 311 Main Renovation
Parking Study
25
Prepared by AimTD LLC tel. 714 253 7888
311 Main Street, Seal Beach CA 90740
Wednesday, July 19, 2017
Date
Side/Alley Parking
Front Parking Lot
Combined
% Occupied
7:00 AM
0
1
1
3%
7:15 AM
1
1
2
6%
7:30 AM
1
1
2
6%
7:45 AM
1
1
2
6%
8:00 AM
1
1
2
6%
8:15 AM
1
0
1
3%
8:30 AM
2
1
3
9%
8:45 AM
2
1
3
9%
9:00 AM
5
5
10
29%
9:15 AM
6
4
10
29%
9:30 AM
7
3
10
29%
9:45 AM
7
3
10
29%
10:00 AM
7
5
12
34%
10:15 AM
8
5
13
37%
10:30 AM
7
6
13
37%
10:45 AM
6
7
13
37%
11:00 AM
6
5
11
31%
11:15 AM
6
9
15
43%
11:30 AM
7
11
18
51%
11:45 AM
7
11
18
51%
12:00 PM
8
9
17
49%
12:15 PM
8
9
17
49%
12:30 PM
8
15
23
66%
12:45 PM
8
20
28
80%
1:00 PM
8
15
23
66%
1:15 PM
8
13
21
60%
1:30 PM
8
14
22
63%
1:45 PM
8
15
23
66%
2:00 PM
8
11
19
54%
2:15 PM
7
11
18
51%
2:30 PM
7
8
15
43%
2:45 PM
7
6
13
37%
3:00 PM
7
6
13
37%
3:15 PM
6
5
11
31%
3:30 PM
6
6
12
34%
3:45 PM
5
5
10
29%
4:00 PM
5
3
8
23%
4:15 PM
5
4
9
26%
4:30 PM
6
7
13
37%
4:45 PM
6
11
17
49%
5:00 PM
6
9
15
43%
5:15 PM
4
13
17
49%
5:30 PM
4
15
19
54%
5:45 PM
3
17
20
57%
6:00 PM
4
18
22
63%
6:15 PM
3
19
22
63%
6:30 PM
3
20
23
66%
6:45 PM 1
3 1
21
24
69%
Tota1 Spaces 1
12 1
23
35
Prepared by AimTD LLC tel. 714 253 7888
311 Main Street, Seal Beach CA 90740
Friday, July 21, 2017
Date
Side/Alley Parking
Front Parking Lot
Combined
% Occupied
7:00 AM
1
1
2
6%
7:15 AM
1
1
2
6%
7:30 AM
2
2
4
11%
7:45 AM
2
2
4
11%
8:00 AM
3
2
5
14%
8:15 AM
3
1
4
11%
8:30 AM
5
3
8
1 23%
8:45 AM
5
2
7
20%
9:00 AM
6
7
13
37%
9:15 AM
7
6
13
37%
9:30 AM
7
9
16
46%
9:45 AM
7
9
16
46%
1000 AM
8
12
20
57%
10:15 AM
8
11
19
54%
10:30 AM
8
12
20
57%
10:45 AM
8
14
22
63%
11:00 AM
8
16
24
69%
11:15 AM
9
14
23
66%
11:30 AM
9
17
26
74%
11:45 AM
9
18
27
77%
12:00 PM
9
19
28
80%
12:15 PM
9
21
30
86%
12:30 PM
9
18
27
77%
12:45 PM
9
20
29
83%
1:00 PM
9
20
29
83%
1:15 PM
9
17
26
74%
1:30 PM
9
19
28
80%
1:45 PM
9
19
28
80%
2:00 PM
9
17
26
74%
2:15 PM
9
16
25
71%
2:30 PM
9
15
24
69%
2:45 PM
9
16
25
71%
3:00 PM
9
19
28
80%
3:15 PM
8
17
25
71%
3:30 PM
7
13
20
57%
3:45 PM
7
12
19
54%
4:00 PM
6
9
15
43%
4:15 PM
6
9
15
43%
4:30 PM
6
10
16
46%
4:45 PM
0
11
11
31%
5:00 PM
6
16
22
63%
5:15 PM
5
12
17
49%
5:30 PM
3
9
12
34%
5:45 PM
2
6
8
23%
6:00 PM
1
8
9
26%
6:15 PM
1
9
10
29%
6:30 PM
3
11
1Z
49%
6:45 PM
0
18
18
51%
Total S aces
12
23
35
Prepared by AirnTD LLC tel. 714 253 7888
311 Main Street, Seal Beach CA 90740
Saturday, July 22, 2017
Date
Side/Alley Parking
Front Parking Lot
Combined
% Occupied
7:00 AM
0
0
0
7:15 AM
0
0
0
7:30 AM
0
1
1
3%
7:45 AM
0
1
1
3%
8:00 AM
1
1
2
6%
8:15 AM
1
2
3
9%
8:30 AM
1
2
3
9%
8:45 AM
2
5
7
20%
9:00 AM
1
9
10
29%
9:15 AM
2
10
12
34%
9:30 AM
3
8
11
31%
9:45 AM
3
10
13
37%
10:00 AM
3
10
13
37%
10:15 AM
4
11
15
43%
10:30 AM
4
12
16
46%
10:45 AM
4
13
17
49%
11:00 AM
4
13
17
49%
11:15 AM
3
11
14
40%
11:30 AM
3
13
16
46%
11:45 AM
3
17
20
57%
12:00 PM
2
18
20
57%
12:15 PM
2
19
21
60%
12:30 PM
2
19
21
60%
12:45 PM
2
20
22
63%
1:00 PM
2
21
23
66%
1:15 PM
2
21
23
66%
1:30 PM
2
19
21
60%
1:45 PM
2
19
21
60%
2:00 PM
3
15
18
51%
2:15 PM
3
12
15
43%
2:30 PM
4
15
19
54%
2:45 PM
3
16
19
54%
3:00 PM
4
17
21
60%
3:15 PM
2
14
16
46%
3:30 PM
3
13
16
46%
3:45 PM
3
14
17
49%
4:00 PM
4
14
18
51%
4:15 PM
3
9
12
34%
4:30 PM
3
9
12
34%
4:45 PM
3
6
9
26%
5:00 PM
2
8
10
29%
5:15 PM
2
10
12
34%
5:30 PM
2
12
14
40%
5:45 PM
2
14
16
46%
6:00 PM
1
15
16
46%
6:15 PM
1
17
18
51%
6:30 PM
2
12
14
40%
6:45 PM
2
11
13
37%
Total Sp aces
12
1 23
35
Prepared by AimTD LLC tel. 714 253 7888
311 Main Street, Seal Beach CA 90740
Wednesday, December 7
Date
Side/Alley Parking
Front Parking Lot
Combined
% Occupied
7:00 AM
0
1
1
3%
7:15 AM
0
1
1
3%
7:30 AM
0
1
1
3%
7:45 AM
2
1
3
9%
5:00 AM
2
2
4
11%
8:15 AM
3
2
5
14%
8:30 AM
2
1
3
9%
8:45 AM
2
1
3
9%
9:00 AM
3
3
6
17%
9:15 AM
4
2
6
17%
9:30 AM
4
2
6
17%
945 AM
5
2
7
20%
10:00 AM
5
3
8
23%
10:15 AM
5
4
9
26%
10:30 AM
6
6
12
34%
10:45 AM
8
4
12
34%
11:00 AM
8
5
13
37%
11:15 AM
10
2
12
34%
11:30 AM
9
7
16
46%
11:45 AM
8
5
13
37%
12:00 PM
8
9
17
49%
12:15 PM
7
11
18
51%
12:30 PM
7
12
19
54%
12:45 PM
7
6
13
37%
1:00 PM
6
7
13
37%
1:15 PM
7
6
13
37%
1:30 PM
7
4
11
31%
1:45 PM
7
5
12
34%
2:00 PM
7
6
13
37%
2:15 PM
5
3
8
23%
2:30 PM
5
4
9
26%
2:45 PM
5
6
11
31%
3:00 PM
5
4
9
26%
315 PM
4
4
8
23%
3:30 PM
4
3
7
20%
3:45 PM
4
2
6
17%
4:00 PM
3
4
7
20%
4:15 PM
2
3
5
14%
4:30 PM
2
3
5
14%
4:45 PM
2
6
8
23%
5:00 PM
2
3
5
14%
5:15 PM
3
7
10
29%
5:30 PM
3
7
10
29%
5:45 PM
3
3
6
17%
6:00 PM
2
5
7
20%
6:15 PM
2
5
7
20%
6:30 PM
2
6
8
23%
6:45 PM
2
6
8
23%
Total Spaces
12
23
35
Prepared by AimTD LLC tel. 714 253 7888
311 Main Street, Seal Beach CA 90740
Friday, December 9
Date
Side/Alley Parking
Front Parkinq Lot
Combined
% Occupied
7:00 AM
0
0
0
7:15 AM
0
0
0
7:30 AM
0
0
0
7:45 AM
1
0
1
3%
8:00 AM
1
2
3
9%
8:15 AM
2
1
3
9%
8:30 AM
3
0
3
9%
8:45 AM
2
1
3
9%
9:00 AM
2
2
4
11%
9:15 AM
2
1
3
9%
9:30 AM
4
2
6
17%
9:45 AM
5
5
10
29%
10:00 AM
5
5
10
29%
10:15 AM
5
7
12
34%
10:30 AM
7
6
13
37%
10:45 AM
7
9
16
46%
11:00 AM
7
8
15
43%
11:15 AM
7
9
16
46%
11:30 AM
8
10
18
51%
11:45 AM
6
9
15
43%
12:00 PM
6
10
16
46%
12:15 PM
6
14
20
57%
12:30 PM
5
13
18
51%
12:45 PM
4
12
16
46%
1:00 PM
4
11
15
43%
1:15 PM
5
9
14
40%
1:30 PM
6
13
19
54%
1:45 PM
6
8
14
40%
2:00 PM
6
5
11
31%
2:15 PM
6
3
9
26%
2:30 PM
5
2
7
20%
2:45 PM
5
2
7
20%
3:00 PM
5
3
8
23%
3:15 PM
5
2
7
20%
3:30 PM
5
3
8
23%
3:45 PM
5
1
6
17%
4:00 PM
4
2
6
17%
4:15 PM
4
1
5
14%
4:30 PM
3
1
4
11%
4:45 PM
3
2
5
14%
5:00 PM
3
3
6
17%
5:15 PM
3
3
6
17%
5:30 PM
3
4
7
20%
5:45 PM
2
6
8
23%
6:00 PM
2
4
6
17%
6:15 PM
2
5
7
20%
6:30 PM
1
8
9
26%
6:45 PM
0
10
10
29%
Total Spaces
12
1 23
1 35
Prepared by AimTD LLC tel. 714 253 7888
311 Main Street, Seal Beach CA 90740
Saturday, December 10
Date
Side/Alley Parking
Front Parkinq Lot
Combined
% Occupied
7:00 AM
0
0
0
7:15 AM
0
0
0
7:30 AM
0
0
0
7:45 AM
0
0
0
8:00 AM
0
0
0
8:15 AM
0
0
0
8:30 AM
1
0
1
3%
8:45 AM
1 3
0
3
9%
9:00 AM
4
1
5
14%
9:15 AM
4
2
6
17%
9:30 AM
4
3
7
20%
9:45 AM
5
2
7
20%
10:00 AM
6
3
9
26%
10:15 AM
6
3
9
26%
10:30 AM
5
8
13
37%
10:45 AM
6
7
13
37%
1100 AM
6
8
14
40%
11:15 AM
6
7
13
37%
11:30 AM
6
8
14
40%
1145 AM
6
9
15
43%
12:00 PM
6
12
18
51%
12:15 PM
6
9
15
43%
12:30 PM
6
11
17
49%
12:45 PM
6
11
17
49%
1:00 PM
7
12
19
54%
1:15 PM
6
11
17
49%
1:30 PM
6
12
18
51%
1:45 PM
5
13
18
51%
2:00 PM
6
11
17
49%
2:15 PM
7
7
14
40%
2:30 PM
6
10
16
46%
2:45 PM
6
9
15
1 43%
3:00 PM
6
10
16
46%
3:15 PM
6
7
13
37%
3:30 PM
6
8
14
40%
3:45 PM
6
9
15
43%
4:00 PM
6
8
14
40%
4:15 PM
6
4
10
29%
4:30 PM
5
3
8
23%
4:45 PM
5
3
8
23%
5:00 PM
5
4
9
26%
5:15 PM
5
6
11
31%
5:30 PM
6
6
12
34%
5:45 PM
6
3
9
26%
6:00 PM
6
4
10
29%
6:15 PM
5
5
10
29%
6:30 PM
4
8
12
34%
PM
4
7
11
31%
Tota6:45
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