The URL can be used to link to this page

Home My WebLink AboutAgenda Packet_08172020CITY OF SEAL BEACH PLANNING COMMISSION AGENDA Monday,August 17,2020 —7:00 PM ALL COMMISSIONERS AND STAFF WILL PARTICIPATE VIA TELECONFERENCE District 1 —Steve Miller-Vice Chair District 2 —Ronde Winkler District 3 —Michael Thomas District 4 —Patty Campbell District 5 —Mariann Klinger –Chair Department of Community Development Les Johnson,Community Development Director Steve Fowler,Senior Planner Marco Cuevas Jr.,Assistant Planner Isra Shah,Assistant City Attorney •City Hall office hours are 8:00 a.m.to 5:00 p.m.Monday through Friday.Closed noon to 1:00 p.m.Appointments only at this time. •The City of Seal Beach complies with the Americans with Disabilities Act.If you need assistance to attend this meeting please telephone the City Clerk's Office at least 48 hours in advance of the meeting at (562)431-2527. •Planning Commission meetings are broadcast live on Seal Beach TV3 and on the City's website (www.sealbeachca.gov).Check the SBTV3 schedule for rebroadcast of meeting — meetings are available on-demand on the website. •DVDs of Planning Commission meetings may be purchased from Seal Beach TV3 at a cost of $15 per DVD.Telephone:(562)596 -1404. •Copies of staff reports and/or written materials on each agenda item are available for public review on the City’s webiste at www.sealbeachca.gov. PLANNING COMMISSION AGENDA INFORMATION SHEET The following is a brief explanation of the Planning Commission agenda structure: AGENDA APPROVAL:The Planning Commission may wish to change the order of the items on the agenda. ORAL COMMUNICATIONS:Those members of the public wishing to provide comment are asked to send comments via email to the City Clerk at gharper@sealbeachca.gov or via the comment icon on the City website at https://www.sealbeachca.gov/Government/Agendas-Notices-Meeting-Videos/Council- Commission-Meetings before 6pm on August 17,2020.Comments provided via email will be posted on the City website for review by the public.Any documents for review should be sent to the City Clerk prior to the meeting for distribution.No action can be taken by the Planning Commission on these communications on this date,unless agendized. CONSENT CALENDAR:Consent Calendar items are considered routine items that normally do not require separate consideration.The Planning Commission may make one motion for approval of all the items listed on the Consent Calendar. DIRECTOR'S REPORT:Updates and reports from the Director of Community Development (Planning and Building Divisions)are presented for information to the Planning Commission and the public. COMMISSION CONCERNS:Items of concern are presented by the Planning Commissioners and discussed with staff. SCHEDULED MATTERS:These items are considered by the Planning Commission separately and require separate motions.These transactions are considered administrative and public testimony is not heard. PUBLIC HEARING ITEMS:Public Hearings allow citizens the opportunity to speak in favor of or against agendized items.More detailed information is found in the actual agenda attached.If you have documents to distribute,please email them to the City Clerk at gharper@sealbeachca.gov before 6pm or via the comment icon on the City website at https://www.sealbeachca.gov/Government/Agendas-Notices-Meeting- Videos/Council-Commission-Meetings before 6pm on August 17,2020.The documents become part of the public record. All proceedings are recorded. NOTICE REGARDING PUBLIC OBSERVATION AND PARTICIPATION IN THE PLANNING COMMISSION MEETING To comply with Governor Newsom’s Executive Order N-29-20 and the Amended Order and Guidance of the Orange County Health Officer issued March 18,2020 the City of Seal Beach hereby gives notice of the “means by which members of the public may observe the meeting and offer public comment”for the Planning Commission meeting on August 17,2020.Due to the need for social distancing and the prohibition on public gatherings set forth in the County Health Officer’s Order,all participation in the above- referenced Meeting will be by teleconference for the Members of the City Council and staff.Because of the unique nature of the emergency there will NOT be a physical meeting location and all public participation will be electronic. PUBLIC COMMENT AND PUBLIC HEARING:Members of the public may submit comments on any item ON this Planning Commission meeting agenda via email to the City Clerk at gharper@sealbeachca.gov or via the comment icon through the online portal at https://www.sealbeachca.gov/Government/Agendas-Notices-Meeting- Videos/Council-Commission-Meetings .For those who would like to call in to make a comment regarding the Public Hearing item please sign up through the City website at https://www.sealbeachca.gov/Government/Agendas-Notices-Meeting-Videos/Council- Commission-Meetings using the microphone icon.All email comments the City Clerk receives before the start of the meeting will be posted on the City website and distributed to the Planning Commission.Email comments received after that time will be posted on the City’s website and forwarded to the Planning Commission after the meeting. THIS NOTICE AND ELECTRONIC PARTICIPATION PROVISIONS SET FORTH IN THIS NOTICE ARE PROVIDED PURSUANT TO SECTION 3 OF EXECUTIVE ORDER N-29-20. CALL TO ORDER ROLL CALL APPROVAL OF AGENDA By Motion of the Planning Commission this is the time to notify the public of any changes to the agenda,re-arrange the order of the agenda,and provide an opportunity for any member of the Planning Commission or staff to request an item be removed from the Consent Calendar for separate action. PUBLIC COMMUNICATIONS (VIA EMAIL ONLY) At this time members of the public may address the Commission regarding the items on this Planning Commission agenda.Pursuant to the Brown Act,the Commission cannot discuss or take action on any items not on the agenda unless authorized by law. Those members of the public wishing to provide comment are asked to send comments via email to the City Clerk at gharper@sealbeachca.gov or via the comment icon on the City website at https://www.sealbeachca.gov/Government/Agendas-Notices-Meeting- Videos/Council-Commission-Meetings before 6pm on August 17,2020.Comments provided via email will be posted on the City website for review by the public.Any documents for review should be sent to the City Clerk prior to the meeting for distribution. CONSENT CALENDAR A.Approval of the August 3,2020 Minutes CONTINUED ITEMS SCHEDULED MATTERS NEW BUSINESS B.MINOR USE PERMIT (MUP 20-5) 12410 Seal Beach Boulevard Suite "F" Applicant:Atul Sharma Request:Request for a MINOR USE PERMIT (MUP 20-5)to allow a small scale commercial recreational use (yoga studio)in a multi-unit commercial building in the General Commercial (GC)Zone. Recommendation:After conducting the Public Hearing,staff recommends that the Planning Commission adopt Resolution No.20-12,APPROVING Minor Use Permit 20-5 with Conditions. PUBLIC HEARINGS A.Conditional Use Permit (CUP 20-1) 901-1101 Pacific Coast Highway Applicant:Jimmy Chung Request:Request for a Conditional Use Permit CUP 20-1 to permit a shared parking agreement for various uses within an existing commercial center in the Specialty Commercial (SC)zoning area. Recommendation:After conducting the Public Hearing,staff recommends that the Planning Commission adopt Resolution No.20-11,APPROVING Conditional Use Permit 20-1 with Conditions DIRECTOR'S REPORT COMMISSION CONCERNS ADJOURNMENT Adjourn the Planning Commission to Tuesday,September 8,2020 at 7:00 p.m. 5 4 8 PLANNING COMMISSION STAFF REPORT DATE:August 17, 2020 TO:Planning Commission THRU:Gloria D. Harper, City Clerk FROM:Les Johnson, Community Development Director SUBJECT:Approval of the August 3, 2020 Minutes RECOMMENDATION:Approve the minutes for the Planning Commission meeting held on August 3, 2020 Prepared by: Approved by: Gloria D. Harper Les Johnson Gloria D. Harper Les Johnson City Clerk Director of Community Development Attachment: 1. August 3, 2020 Minutes 5 3 6 2 City of Seal Beach – Planning Commission August 3, 2020 Chair Klinger called the regular meeting of the Planning Commission to order at 7:00 p.m. via Teleconference. The Commissioners led the Pledge of Allegiance. ROLL CALL Present: Commissioners: Campbell, Klinger, Winkler, Thomas, Miller Absent: None Staff Present: Isra Shah, Assistant City Attorney Les Johnson, Community Development Director Steven Fowler, Senior Planner Marco Cuevas, Jr., Assistant Planner Gloria D. Harper, City Clerk Dana Engstrom, Deputy City Clerk APPROVAL OF AGENDA Motion by Campbell, second by Thomas, to approve Agenda. AYES: Klinger, Campbell, Winkler, Miller, Thomas NOES: None ABSENT: None ABSTAIN: None Motion Carried ORAL COMMUNICATIONS Chair Klinger opened oral communications. City Clerk Harper announced that no emailed comments were received. Speakers: There were no speakers. Chair Klinger closed oral communications. CONSENT CALENDAR A. Approval of May 18, 2020 Minutes APPROVAL OF CONSENT CALENDAR Motion by Campbell, second by Miller, to approve the Consent Calendar. AYES: Klinger, Campbell, Miller, Thomas, Winkler NOES: None ABSENT: None ABSTAIN: None Motion Carried CONTINUED ITEMS – None SCHEDULED MATTERS - None 5 3 6 2 NEW BUSINESS B. MINOR USE PERMIT 20-6 44 A Surfside Avenue Applicant: Mark Wheeler Request: Request for a Minor Use Permit to permit a covered roof access structure to exceed the maximum roof height by 5 feet 10 inches on an existing single-family residence in Surfside Colony in the Residential Low Density (RLD-9) zoning area. Recommendation: After conducting the Public Hearing, staff recommends that the Planning Commission adopt Resolution No. 20-6, APPROVING Minor Use Permit 20-6 with Conditions. Senior Planner Steven Fowler provided a comprehensive staff report and indicated that one (1) correspondence was received regarding the project. Chair Klinger opened the public hearing. City Clerk Harper announced that one (1) emailed comment was received from Pravin Patel and read into the record. Speakers: Mark Wheeler. Chair Klinger closed the public hearing. Questions from Commissioner Thomas were answered by Senior Planner Steven Fowler. Motion by Campbell, second by Thomas to adopt Resolution No. 20-6, APPROVING Minor Use Permit 20-6 with Conditions. AYES: Campbell, Klinger, Winkler, Miller, Thomas NOES: None ABSENT: None ABSTAIN: None Motion Carried Assistant City Attorney Shah noted that this item does not have a ten-day appeal period. C. Minor Use Permit 20-7 232 8th Street Applicant: AAron Downey & Melissa Phillips Request: Request for a Minor Use Permit (MUP 20-7) to allow the remodel and removal of less than 20% of the walls of a an existing single–family residence that is nonconforming due to setbacks in the Residential High Density (RHD-20) zoning 5 3 6 2 Recommendation: After conducting the Public Hearing, staff recommends that the Planning Commission adopt Resolution No. 20-7, APPROVING Minor Use Permit 20-7 with Conditions. Senior Planner Steven Fowler provided a comprehensive staff report and indicated that one (1) correspondence was received regarding the project. Chair Klinger opened the public hearing. City Clerk Harper announced that one (1) emailed comment was received from Andy and Lisa Quient and read into the record. Speakers: Andy Quient. Chair Klinger closed the public hearing. Questions from Commissioner Campbell regarding the date of the resolution was answered by Senior Planner Steven Fowler. Motion by Campbell, second by Miller to adopt Resolution No. 20-7, APPROVING Minor Use Permit 20-7 with Conditions. AYES: Campbell, Klinger, Winkler, Miller, Thomas NOES: None ABSENT: None ABSTAIN: None Motion Carried Assistant City Attorney Shah noted that this item does not have a ten-day appeal period. D. MINOR USE PERMIT 20-2 800 Pacific Coast Highway Applicant: Scott Levitt Request: Request for a MINOR USE PERMIT (MUP 20-2) to allow the operation of a 24-hour Automated Teller Machine (ATM) within a commercial center within the General Commercial (GC) Zone. Recommendation: After conducting the Public Hearing, staff recommends that the Planning Commission adopt Resolution No. 20-9, APPROVING Minor Use Permit 20-2 with Conditions and to add a second security camera. Assistant Planner Marco Cuevas, Jr., provided a comprehensive staff report and indicated that no correspondence was received regarding the project. Chair Klinger opened the public hearing. City Clerk Harper announced that one (1) emailed comment was received from Carl Gallucci and read into the record. Speakers: Scott Levitt. Chair Klinger closed the public hearing. 5 3 6 2 Questions from Commissioners Thomas, Winkler, Miller and Campbell were answered by Assistant Planner Cuevas, Jr. Motion by Campbell, second by Winkler to adopt Resolution No. 20-9, APPROVING Minor Use Permit 20-2 with Conditions and to add a second security camera. AYES: Campbell, Klinger, Winkler, Miller, Thomas NOES: None ABSENT: None ABSTAIN: None Motion Carried Assistant City Attorney Shah noted that the ten-day appeal period starts tomorrow. E. Minor Use Permit 20-4 140 4th Street Applicant: Leoh Sandoval & Barbara Evans Request: Request for a Minor Use Permit (MUP 20-4) to allow the alteration of an existing front porch cover, and addition of a new attached rear patio cover, to an existing single-family residence that is nonconforming due to setbacks in Residential High Density (RHD-20) zoning area. Recommendation: After conducting the Public Hearing, staff recommends that the Planning Commission adopt Resolution No. 20-10, APPROVING Minor Use Permit 20-4 with Conditions. Assistant Planner Marco Cuevas, Jr., provided a comprehensive staff report and indicated that no correspondence was received regarding the project. Chair Klinger opened the public hearing. City Clerk Harper announced that no emailed comments were received. Speakers: JT Sandoval. Chair Klinger closed the public hearing. Motion by Campbell, second by Miller to adopt Resolution No. 20-10, APPROVING Minor Use Permit 20-4 with Conditions. AYES: Campbell, Klinger, Winkler, Miller, Thomas NOES: None ABSENT: None ABSTAIN: None Motion Carried Assistant City Attorney Shah noted that the ten-day appeal period starts tomorrow. 5 3 6 2 PUBLIC HEARING F. Conditional Use Permit 20--2 15 1st Street Applicant: Beach House, LLC Request: Request for a Conditional Use Permit (CUP 20--2) o permit the expansion of the deck area of an existing restaurant with a Type 47 Alcoholic Beverage Control (ABC) license by 600 square feet in the Beach (BEA) zoning area. Recommendation: After conducting the Public Hearing, staff recommends that the Planning Commission adopt Resolution No. 20-8, APPROVING Conditional Use Permit 20-2 with Conditions. Senior Planner Steven Fowler provided a comprehensive staff report and indicated that one (1) correspondence was received regarding the project. Chair Klinger opened the public hearing. City Clerk Harper announced that one (1) emailed comment was received from Robert Goldberg and read into the record. Speakers: Tom Rowe. Chair Klinger closed the public hearing. Questions from Commissioners Campbell regarding an addition of a bike rack and the maximum occupancy of 151 were answered by Senior Planner Steven Fowler and Director of Community Development Johnson. Motion by Miller, second by Thomas to adopt Resolution No. 20-8, APPROVING Conditional Use Permit 20-2 with Conditions and the addition of a bike rack. AYES: Campbell, Klinger, Winkler, Miller, Thomas NOES: None ABSENT: None ABSTAIN: None Motion Carried Assistant City Attorney Shah noted that the ten-day appeal period starts tomorrow. DIRECTOR’S REPORT Community Development Director Johnson thanked the Commissioners for their continued support and flexibility during these challenging times with the effects of COVID-19. He noted that the Clerk’s office is working on a process to allow members of public to participate during the public comment and public hearing period of the meeting. He also noted that the City has allowed local businesses with temporary allowances on a conditional basis for outdoor dining for those establishments that offered outdoor dining, along with sidewalk dining and the utilization of parklets for outdoor dining. Additionally, he 5 3 6 2 reported that other businesses such as fitness studios now have the ability to perform certain activities and classes outdoors, as well as hair and nail salons. He also noted that the communal dining at Eisenhower Park is still underway, operating Wednesday – Sunday from late afternoon to early evening. COMMISSION CONCERNS Commissioner Winkler thanked staff for all of their work and for the quick responses to her phone calls. She also asked Commissioners to identify themselves when they speak until she becomes more familiar with everyone. Commissioner Miller expressed his love the parklets and hoped they become permanent. Chair Klinger echoed the sentiments of Commissioner Miller regarding the parklets. ADJOURNMENT Chair Klinger adjourned the Planning Commission meeting at 8:07 p.m. to Monday, August 17, 2020 at 7:00 p.m. ___________________________ Gloria D. Harper, City Clerk Approved: _______________________ Mariann Klinger, Chair Attest: ____________________________ Gloria D. Harper, City Clerk PLANNING COMMISSION STAFF REPORT DATE:August 17, 2020 TO:Planning Commission THRU:Les Johnson, Director of Community Development FROM:Marco Cuevas Jr., Assistant Planner SUBJECT:Request for a MINOR USE PERMIT (MUP 20-5) to allow a small scale commercial recreational use (yoga studio) in a multi-unit commercial building in the General Commercial (GC) Zone. LOCATION:12410 Seal Beach Boulevard Suite “F” APPLICANT:Atul Sharma RECOMMENDATION:After conducting the Public Hearing, staff recommends that the Planning Commission adopt Resolution No. 20-12, APPROVING Minor Use Permit 20-5 with Conditions. GENERAL PLAN DESIGNATION: COMMERCIAL – GENERAL ZONE:GC (GENERAL COMMERCIAL) SITE DESCRIPTION:ASSESSOR’S PARCEL NUMBER: 130-861-17 COMMERCIAL CENTER AREA: 1,135,252 SQ. FT. BUILDING FLOOR AREA (SUITE “F”): 1,981 SQ. FT. SURROUNDING PROPERTIES:” NORTH: RESIDENTIAL MEDIUM DENSITY (RMD-18) SOUTH: GENERAL COMMERCIAL (GC) EAST: RESIDENTIAL MEDIUM DENSITY (RMD-18) WEST: GENERAL COMMERCIAL (GC) ENVIRONMENTAL ASSESSMENT This project is determined to be a Class 1 (Existing Facility) Categorical Exemption pursuant to Section 15301 of the Guidelines for the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) for existing structures, involving negligible or no expansion of use. LEGAL NOTIFICATION The legal notice of this hearing was published in the Seal Beach Sun Newspaper on August 6, 2020 and mailed to property owners and occupants within a 300’ radius of the subject property on August 6, 2020, with affidavits of publishing and mailing on file. VICINITY MAP: AERIAL MAP: ANALYSIS Atul Sharma, (“the applicant”), filed an application for a Minor Use Permit (MUP 20-5) to permit the operation of a proposed yoga studio within a currently vacant 1,981 square foot tenant space. The applicant will perform interior tenant improvements to create an open area for the proposed use, in addition to providing a reception area, retail area, restrooms, a laundry room, and storage lockers for patrons. There are no changes planned for the exterior of the suite other than new signage. The subject property is located on the east side of Seal Beach Boulevard at 12410 Seal Beach Boulevard in the General Commercial (GC) zone. The property is developed with a multi-tenant shopping center approximately 286,967 square feet in size referred to as the Old Ranch Towne Center. The center is anchored by a Target retail store, Ralph’s supermarket and a CVS drug store. The applicant will be located in Suite “F”, a 1,981 square foot retail space previously occupied by a beauty supply store (2nd Street Beauty). The subject property is surrounded by single-family residences located to the north and east of the commercial center with commercial uses to the west across Seal Beach Boulevard and Old Ranch Golf Course to the east and southeast. The City of Seal Beach Municipal Code (SBMC Section 11.2.10.010) requires Small- scale Commercial Recreation uses to obtain approval of a Minor Use Permit prior to issuance of a Business License from the City. The yoga studio proposes to offer approximately 6 to 8 classes per day seven days a week, from 5:30 a.m. to 10:00 p.m. Class duration is one hour per session, and class sizes are typically 10 members and 1 instructor. The proposed yoga studio is located in a multi-tenant commercial center with ample parking. The parking requirement for a yoga/fitness studio is 1 space per 300 square feet of floor area, the same as a retail store. 7 parking spaces are required for a retail suite measuring 1,981 square feet in size. Since SBMC Section 11.4.20.015 (Off-Street Parking) requires yoga/fitness studio uses to provide the same number of spaces as a retail store, no additional parking spaces are required other than the 7 spaces required based on square footage of the suite. In addition, a parking demand analysis was conducted for the subject shopping center through a recently approved MUP at the center, and concluded that the center had a surplus of 93 parking spaces. The proposed use is consistent with the General Plan Land Use Designation of General Commercial, which encourages commercial centers to provide a broad range of retail, and service needs for the community. The addition of a yoga studio complements the existing uses on site and expands services to customers in the area. The use is allowed contingent upon the Commission’s approval of the MUP application and the use is physically adequate and compatible with the existing commercial center and the surrounding areas without impacting the area. CONCLUSION After concluding the public hearing and receiving public testimony, staff recommends that the Planning Commission adopt attached Resolution No. 20-12 approving MUP 20- 5 to permit the operation of a yoga studio, in the General Commercial (GC) zoned area in an existing shopping center located at 12410 Seal Beach Boulevard Suite “F”. Prepared by: Marco Cuevas Les Johnson Marco Cuevas Jr. Les Johnson Assistant Planner Director of Community Development Attachments: 1. Resolution No. 20-12 – A Resolution of the Planning Commission of the City of Seal Beach Approving Minor Use Permit 20-5 to permit the operation of a yoga studio located at 12410 Seal Beach Boulevard Suite “F” in the General Commercial (GC) zoning area. 2. Site Plan and Floor Plan Page 1 RESOLUTION NO. 20-12 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH APPROVING MINOR USE PERMIT 20-5 PERMITTING THE OPERATION OF A YOGA STUDIO LOCATED IN THE GENERAL COMMERCIAL (GC) ZONING AREA 12410 SEAL BEACH BOULEVARD SUITE “F” THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY RESOLVE: Section 1. Atul Sharma (“applicant”) submitted an application to the City of Seal Beach Community Development Department for Minor Use Permit (MUP) 20-5 to permit the operation of yoga studio within an existing commercial building, at 12410 Seal Beach Boulevard Suite “F” (the “subject property”), which is located in the General Commercial (GC) Zone. Section 2. 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 existing structures, involving negligible or no expansion of use. Section 3. A duly noticed public meeting was held before the Planning Commission on August 17, 2020 to consider Minor Use Permit 20-5. At the public meeting, the Planning Commission received into the record all evidence and testimony provided on this matter. The record of the hearing indicates the following: A. The applicant submitted an application to the Community Development Department for Minor Use Permit 20-5 to permit the operation of a yoga/fitness studio within an existing commercial shopping center located at 12410 Seal Beach Boulevard Suite “F”, Seal Beach, California. B. The subject property is within the Old Ranch Towne Center located on the east side of Seal Beach Boulevard north of St. Cloud Drive. The site consists of 8 parcels totaling 1,135,252 square-feet (26.06 acres) with approximately 286,967 square feet of mixed retail and restaurant uses in the General Commercial (GC) zone. The subject property is surrounded by residential uses to the north and east, and commercial uses to the west and south. C. The application includes a proposal to operate a yoga/fitness studio. Proposed improvements are minimal, and only include interior improvements to paint interior walls and create an open area for the fitness use. Section 4. Based upon the facts contained in the record, including those stated in the preceding Section of this resolution and pursuant to Section 11.5.20 of the Seal Beach Municipal Code, the Planning Commission makes the following findings: A. The proposed interior alterations and operation of a yoga studio are consistent with the General Plan. The General Plan specifies that the General Resolution 20-12 12410 Seal Beach Blvd Suite ‘F’ Page 2 Commercial Land Uses definition encourages commercial centers to provide a broad range of retail and service needs for the community. With the addition of the yoga studio to the commercial building, the site can expand its services and attract a wider range of residents. B. The proposed use and alterations comply with applicable provisions of the Municipal Code. The Zoning Code allows the establishment of a small-scale commercial recreation use (yoga studio) with approval of a Minor Use Permit. The yoga studio is in compliance with all other applicable provisions of the Municipal Code. C. The subject site is physically adequate for the type, density, and intensity of use being proposed, including provision of services, and the absence of physical constraints. The site contains adequate parking for the yoga studio as it is the same ratio of 1 (one) parking space per 300 square feet that was applied to the previous retail use. D. The location, size, design, and operating characteristics of the proposed use, as conditioned below, will be compatible with and will not adversely affect those uses or properties in the surrounding areas. The existing building complies with the height, setback and parking requirements of the General Commercial zoning area and conditions have been imposed to ensure the use will not be detrimental to the surrounding area. E. The establishment, maintenance, and operation of the proposed use would not be detrimental to the health, safety, or welfare of persons residing or working in the vicinity. This MUP for the proposed use includes sufficient conditions to ensure that the use will comply with the Performance Standards set forth in Section 11.4.10.020 of the Zoning Code and will not create adverse impacts upon adjacent uses. The use of the property will be consistent with the surrounding uses in the area. Section 5.Based on the foregoing, the Planning Commission hereby approves Minor Use Permit 20-5 for the permitting of the operation of a fitness studio within an existing commercial shopping center, located at 12410 Seal Beach Boulevard Suite “F”, in the General Commercial (GC) zoning area, subject to the following conditions: 1. Minor Use Permit 20-5 is approved to permit the operation of a yoga studio at 12410 Seal Beach Boulevard Suite “F”. 2. The premises of the yoga studio must be in substantial compliance with the floor plan submitted with the application and maintained on file with the Community Development Department dated May 28, 2020. 3. The studio hours of operation will be from 5:30 a.m. to 10:00 p.m. Monday through Sunday. 4. Deliveries to the premises are prohibited between 10:00 P.M. and 7:00 A.M. 5. All business must be conducted within the building. Resolution 20-12 12410 Seal Beach Blvd Suite ‘F’ Page 3 6. A maximum of 10 individuals allowed per exercise session. 7. There shall be no live entertainment, amplified or unamplified music, or dancing permitted on the premises at any time unless all requirements of Seal Beach Municipal Code Section 11.4.05.010.D or any successor ordinance have been met. 8. 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 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. 9. Any proposed alterations or upgrades to the business, use or building will require review and approval from the City of Seal Beach Planning Division. 10. The Planning Commission reserves the right to revoke or modify this MUP if there is any violation of the approved conditions or any violation of the Municipal Code of the City of Seal Beach. 11. Failure to comply with any of these conditions or a substantial change in the mode or character of the business shall be grounds for revoking or modifying this MUP approval. 12. This MUP shall not become effective for any purpose unless/until the applicant returns a signed and notarized City “Acceptance of Conditions” form to the Planning Department; and until the ten (10) calendar day appeal period has elapsed. 13. The applicant is required to obtain all required Building and Safety permits prior to tenant improvements, construction or demolition. 14. Approval of this request 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 MUP 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 shall indemnify, defend and hold harmless the City, its officers, agents and employees (collectively “the City” hereinafter) 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 Minor Use Permit, Resolution 20-12 12410 Seal Beach Blvd Suite ‘F’ Page 4 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. PASSED, APPROVED, AND ADOPTED by the Seal Beach Planning Commission at a meeting thereof held on August 17, 2020, by the following vote: AYES: Commissioners NOES: Commissioners ABSENT: Commissioners ABSTAIN: Commissioners Mariann Klinger Chairperson ATTEST: __________________________ Les Johnson Planning Commission Secretary SCALE:NORTHSITE PLAN1'-0"=60'-0"1A1.0PROJECT NO.20-005DATETITLEPROJECT ADDRESSAARYA YOGA INC.05.13.2015974 N. 77th ST., STE 100SCOTTSDALE AZ 8526012410 SEAL BEACH BLV.SEAL BEACH, CA 90740REVISIONSSITE PLANADDRESS:OLD RANCH TOWN CENTER12410 SEAL BEACH BLVD, UNIT FSEAL BEACH, CA 90740APN: 130-861-17LEGAL DESCRIPTION:TR NO 15767 LOT 7 POR OF LOT AND POR OF LOTS 1, 2, 3, 4, 5, 6, AND 8BUILDING:ONE STORY BUILDINGSPRINKLEDMIXED USE - SEPERATEDYOGA SIX LOCATION:1,991 SQ.FT.OCCUPANCY:BPROJECT DESCRIPTION: TENANT IMPROVEMENT PROJECT- INTERIOR BUILD OUT OF AN EXISTINGTENANT SPACE TO A HOT YOGA STUDIO. WORK TO INCLUDE INTERIOR WALLS,CEILINGS, AND ACCESSIBLE RESTROOMS. MECHANICAL SYSTEMS, ELECTRICALSYSTEMS, AND ASSOCIATED INTERIOR FINISHES AND MILLWORK.NOTE:SITE PLAN IS FOR REFERENCE ONLY. TENANTIMPROVEMENT SET WITH ALL WORK TO BEINTERIOR TO THE BUILDING. NO EXTERIOR ORSITE WORK TO BE DONE.LINE INDICATES EXISTING ACCESSIBLE PATH OF TRAVEL;SHALL BE MINIMUM 48" WIDE FROM ARRIVAL POINTTO THE MAIN ENTRANCE1.EXISTING TENANT SUITE MAIN ENTRANCE.2.EXISTING PARKING. NO CHANGE.3.EXISTING ACCESSIBLE PATH OF TRAVEL. NO CHANGE.4.EXISTING SIDEWALK & CURB. NO CHANGE.5.EXISTING LANDSCAPE .6.EXISTING RAMP.7.EXISTING ACCESSIBLE PARKING STALLS AND SIGNAGE.8.EXISTING TRANSFORMER.9.EXISTING TRASH ENCLOSURE10.EXISTING OUTLINES OF GAS METERS11.EXISTING ELECTRICAL SITCHBOARD IN WEATHERROOF CLOSET.KEYNOTESLEGENDPROJECT INFORMATION:YOGA SIXTYP.TYP.OLD RANCH GOLFPRACTICE CENTERPLYMOUTH DR. SCALE:NORTHPHOTO LEGEND1'-0"= 20'-0"1A1.1PROJECT NO.20-005DATETITLEPROJECT ADDRESSAARYA YOGA INC.05.13.2015974 N. 77th ST., STE 100SCOTTSDALE AZ 8526012410 SEAL BEACH BLV.SEAL BEACH, CA 90740REVISIONSPHOTO LEGENDYOGA SIX7C7B55A7A1A3A31D1E21B2A2A1C14674A6A1FBED BATH & BEYONDRALPHSSUITE F1,981 S.F. 1A1.2PROJECT NO.20-005DATETITLEPROJECT ADDRESSAARYA YOGA INC.05.13.2015974 N. 77th ST., STE 100SCOTTSDALE AZ 8526012410 SEAL BEACH BLV.SEAL BEACH, CA 90740REVISIONSEXISTING PHOTOS11A1B1C1D1E1F22A33A44A55A6 A1.2APROJECT NO.20-005DATETITLEPROJECT ADDRESSAARYA YOGA INC.05.13.2015974 N. 77th ST., STE 100SCOTTSDALE AZ 8526012410 SEAL BEACH BLV.SEAL BEACH, CA 90740REVISIONSEXISTING PHOTOS6A7A7B7C7 PROJECT NO.20-005DATETITLEPROJECT ADDRESSAARYA YOGA INC.05.13.2015974 N. 77th ST., STE 100SCOTTSDALE AZ 8526012410 SEAL BEACH BLV.SEAL BEACH, CA 90740REVISIONSA2.0FLOOR PLANSCALE:NORTHMAIN FLOOR PLAN1/4"=1'-0"1LEASE AREA:1,981 S.F.TYPICAL INTERIOR NON-LOAD BEARINGSTUD WALLS - SLIP TRACK AT TOPSTUDS TO BE USED:GENERAL NOTES - FLOOR PLANA.SIZE:3 5/8" - 20 GA. STR3 5/8" - 25 GA. STN3 5/8" - 18 GA. HDS6" - 18 GA. HDS6" - 20 GA. STRNOTES:BUILDING CODE REQUIRES THAT INTERIORPARTITION WALLS BE DESIGNED FOR A LATERALLOAD OF 5 PSI. THE FOLLOWING GUIDELINES AREBASED ON THIS LOAD. ALL STUDS GIVEN AREASSUMED TO BE EQUIVALENT TO THOSEMANUFACTURED BY DIETRICH INDUSTRIES, INC.ALL STUDS AND TRACKS ARE ASSUMED TO HAVEAN Fy=33.0 KSI. ALL STUDS ARE ASSUMED TO HAVE5/8" GYP. BD. ON BOTH FACES FOR THE FULLHEIGHT OR ARE APPROVED WITH BRIDGING ASREQUIRED. DETAILS ARE PROVIDED TOACCOMMODATE VERTICAL MOVEMENT AT THE TOPUSING A 3" DEEP TRACK CONNECTION OR NOMOVEMENT. MAXIMUM HORIZONTAL DEFLECTIONIS ASSUMED TO BE LIMITED TO H/240. PROVIDELATERAL BRACING PER SCHEDULE.1. BOTTOM TRACK GAGES MAY BE SUBSTITUTED FORTOP-SLIP TRACK GAGES IF STUDS ARE PERMANENTLYATTACHED TO BOTH FLANGES OF THE TRACK WITH #10 SCREWS.2. ATTACH BOTTOM TRACK TO SLAB WITH HILTI X-DNI32 P8S15 @ 3' - 0" O.C.3. IF GYP. BD. IS ON ONE SIDE ONLY, ADD HORIZONTALBRIDGING @ 5' - 0" O.C. VERTICALLY.4. IF YOU HAVE A CASE THAT DIFFERS FROM THEABOVE, PLEASE CONTACT THE ARCHITECTS.SPACING:16"16"16"16"16"ALLOWABLEHEIGHTS:15.4'17.0'22.6'24.5'33.6'BOTTOM TRACKGAUGE:20 GA.20 GA.20 GA.20 GA.20 GA.TOP SLIP TRACKGAUGE (3" DEEPTRACK):18 GA.18 GA.18 GA.18 GA.18 GA.G.C. TO VERIFY EXISTING FLOOR CONSTRUCTION CONDITION AND NOTIFYARCHITECT OF ANY DISCREPANCY UPON DISCOVERY.B. WHERE NEW GYPSUM BOARD PARTITIONS ARE A CONTINUATION OF ANEXISTING PARTITION OR COLUMN ENCASEMENT, THE FACE OF GYPSUMBOARD SHALL BE ALIGNED WITH THE FACE OF THE EXISTING SURFACE.C. WHERE DEMOLITION OF CERTAIN ITEMS LEAVES PENETRATIONS IN EXISTINGTO REMAIN FLOORS, WALLS, CEILINGS, ROOFS, ETC., PATCH SUCHPENETRATIONS AS REQUIRED TO MEET ORIGINAL FIRE PROTECTION &STRUCTURAL REQUIREMENTS.D.E.CONTRACTOR TO VERIFY ALL EXISTING DEMISING WALLS ARE DRYWALLEDTO DECK.THERE SHALL BE A MAXIMUM 1/2" OFFSET AT ALL THRESHOLDS & AT ANYCHANGE OF FLOORING MATERIALS. OFFSETS GREATER THAN A 1/4"REQUIRE A MAXIMUM BEVELED SLOPE OF 1 UNIT VERTICAL TO 2 UNITSHORIZONTAL EXCEPT THAT LEVEL CHANGES NOT EXCEEDING 1/4" MAY BEVERTICAL.F.G.H.I.J.ALL EXTERIOR DOORS, EXTERIOR WINDOWS & STOREFRONT SYSTEMS AREEXISTING U.N.O.ALL DOORS ARE 4" OFF ADJACENT WALLS U.N.O. CONTRACTOR SHALLPROVIDE BACKING/BLOCKING AT ALL WALL MOUNTED EQUIPMENT &ACCESSORIES.ALL ANGLES AT 45° OR 90° U.N.O.TAPE, BED, FLOAT & SAND GYP. BD. JOINTS. FINISH TO A LIGHT ROLLEDTEXTURE AT ALL PAINTED AREAS. PAINT (1) COAT OF PRIMER & (1) COAT OFCOLOR.WALLS & CEILINGS: LEVEL 4 - DURABLE, NON-ABSORBENT & WASHABLE.KEYNOTES - DEMO PLAN12EXISTING STOREFRONT SYSTEM & DOOR TO REMAINEXISTING DOOR TO REMAIN3 WASHER AND VENTLESS DRYER REFER TO PLUMBING AND ELECTRICAL4 MOP SINK - REFER TO PLUMBING56PROVIDE INTERNATIONAL ACCESSIBILTY SYMBOLTENANT LEASE LINE7 RETURN AIR GRILL @ 6" A.F.F. - REFER TO MECHANICAL8 NEW HUMIDIFIER - REFER TO MECHANICAL91011 HEATING UNIT - REFER TO MECHANICAL1213FLOOR DRAIN - REFER TO PLUMBING14 NEW OVERHEAD WATER HEATER - REFER TO PLUMBING AND DEATIL12/A6.115 XT STEAM BLOWER, BOTTOM OF BLOWER @ 80" A.F.F. - REFER TOMECHANICAL.16A59' - 10 1/2" LEASE8' - 1"A3.11A31E13D3A4.0102E1016EXTERIOR59EXTERIOR18101E15F510781041HE23A21415' - 3 1/2"3' - 2 1/2"2' - 5" 1' - 9 1/2"58' - 11"46ADJACENTBUILDING19A17GH11B7A4.0108CTAG: DESCRIPTION:A1 EXISTING MASONRY EXTERIOR WALLA2 EXISTING MASONRY FIRE SEPERATION DEMISING WALLA3 EXISTINGMETAL FRAMED RATED DEMISING WALLB 6" INTERIOR - TRX SOUND ATTENUATION WALL (FULL HEIGHT): 6" 18 GA.METAL STUDS @ 16" O.C. HELD 1" MINIMUM OFF DEMISING WALL WITH (2)LAYERS OF 5/8" TYPE "XP" GYP. BD. OVER 6MM VAPOR BARRIER ONSTUDIO SIDE. INFILL WALL CAVITY WITH MINERAL WOOL INSULATION. ASSHOWNN.C 6" INTERIOR - SOUND ATTENUATION WALL (FULL HEIGHT): 6" 20 GA. METALSTUDS @ 16" O.C. WITH TWO LAYERS OF 5/8" TYPE "XP" GYP. BD. OVER6mm PLASTIC VAPOR BARRIER ON STUDIO SIDE AND ONE LAYER OF 5/8"TYPE "XP" GYP. BD. ON OPPOSITE SIDE. INFILL WALL CAVITY WITHMINERAL WOOL INSULATION. U.N.O.D 6" INTERIOR - PLUMBING PARTITION WALL (PARTIAL HEIGHT): 6" 20 GA.METAL STUDS @ 16" O.C. WITH (1) LAYER OF 5/8" MOISTURE RESISTANTGYP. BD. ON EACH SIDE. INFILL WALL CAVITY WITH BATT INSULATION TOCEILING. U.N.O.E 4" INTERIOR PARTITION 3-5/8" 20 GA. MTL. STUDS @ 16" O.C. WITH ONELAYER OF TYPE "XP" GYP. BD. ON EACH SIDE & BATT INSULATION. ASSHOWN ON PLANS REFER TO ARCHITECTURAL FLOOR PLAN.LAYER OF TYPE "XP" GYP. BD. ON EACH SIDE & BATT INSULATION, ASSHOWN ON PLANS REFER TO ARCHITECTURAL FLOOR PLAN.F 4" INTERIOR PARTITION 3 5/8" 20 GA MTL. STUDS WITH ONE LAYER TYPE"XP" GYP. BD. ON EACH SIDE."XP" GYP BD ON EACH SIDE.G INTERIOR PARTITION 3-5/8" 20 GA. MTL. STUDS @ 16" O.C. WITH ONE LAYEROF TYPE "XP" GYP. BD. ON FINISH SIDENORTH OF TYPE "XP" GYP. BD. ON FINISH SIDE.H PARTIAL HEIGHT WALL 3'-5/8" 20 GA. MTL. STUDS @ 16" O.C. WITH ONELAYER OF TYPE "XP" GYP. BD. ON FINISH SIDE SEE WALL SECTION 7/A4.010105C1031313A6.112B1061A4.0172109A/VA3X###XX-#DOOR TAG - SEE SCHEDULE ON SHEET A5.0EQUIPMENT TAG - SEE SCHEDULE ON SHEET A2.1XXX-# MATERIAL TAG - SEE SCHEDULE ON SHEET A2.2WALL LEGENDFRAMING DIMENSIONING NOTE:ALL DIMENSIONS ARE TO FACE OF STUD AT FRAMED WALLS,TYPICAL, U.N.O. AT MILLWORK LOW WALLS, DIMENSIONS ARE TOFACE OF FINISHED WALL, TYPICAL.ALL WALLS IN THE STUDIO ARE TO HAVE TYPE "XP" GYP. BD.(MOISTURE AND MILDEW RESISTANT).PURPLE BOARD/WATERPROOFING NOTE:ALL WALLS IN THROUGHOUT WET AREAS ARE O HAVE 5/8" CEMENTITIOUSBOARD INSTALLED AT BOTTOM 12" OF WALL, AND 5/8" MOLD, MILDEW, &MOISTURE RESISTANT PURPLE BOARD 12" A.F.F. TO CEILING.NOTE: SEE SHEET A4.0 FOR WALL SECTIONS & DETAIL CALLOUTS7' - 2 3/8"UNISEXRESTROOM1027' - 5"UNISEXRESTROOM103ADJACENTTENANTA328' - 7 3/8"7' - 7 1/4"BFLOWATER DISPENSER - MEETS ADA REQUIREMENTS.LOBBY RECEPTIONDESK MANNED DURING HOURS OF OPERATION AND CAN PROVIDE CUPSAND DISPENSE WATER FOR NEEDED GUESTS.17 NEW ELECTRICAL PANEL - SEE ELECTRICAL PLANS18 PROVIDE METAL STRAP OR 2 X 6 BLOCKING FOR FIXED ATTACHMENT OFLOCKER/CUBBY STORAGE UNIT - 16" O.C. BOTH VERTICALLY ANDHORIZONTALLY.19(E) FIRE SEPERATION WALL ASSEMBLYLEGEND - GENERALWALL TAG - SEE SHEET A2.0XXXXWINDOW TAG - SEE SHEET A2.0TACTILE EXIT SIGN W/ 18" X 18" CLEAR FLOOR SPACETACTILE RESTROOM SIGN W/ 18" X 18" CLEAR FLOOR SPACE1'-0"D X 2'-0"W SHELF WITH STUDIO CONTROLS ABOVE - REFER TOELECTRICAL & MECHANICAL32' - 7 1/2"3"32' - 1"3 1/2"8' - 8"7' - 1"2' - 2" 14' - 1"3' - 0" 6 1/2" 1' - 4"11' - 7" 4" 4' - 6 1/2"3' - 0"19' - 8"3' - 0" 32' - 7 1/2"UTILITY104MECHANICAL108EQUIPMENT106STUDIO105RETAIL101 PROJECT NO.20-005DATETITLEPROJECT ADDRESSAARYA YOGA INC.05.13.2015974 N. 77th ST., STE 100SCOTTSDALE AZ 8526012410 SEAL BEACH BLV.SEAL BEACH, CA 90740REVISIONSA1.3EXTERIORELEVATIONSSCALE:EXISTING WEST ELEVATION (FRONT)1/4" = 1'-0"1SCALE:EXISTING EAST ELEVATION (REAR)1/4" = 1'-0"2F.F.+0' - 0"BOTTOM OF SOFFIT 10'- 0"BOTTOM OF SOFFIT 15'- 0"TOP OF CORNICE 28'- 4"TOP OF CORNICE 28'- 4"(E) 32'-7 1/2 "YOGA SIX SPACE12(E) STONE VENNER, COLUMN BASE(E) EXTERIOR SIDING FINISH(E) DECORATIVE LIGH FIXTURE, TYP.(E) CANVAS AWININGS(E) CEMENT PLASTER, "LA HABRA" INTEGRAL COLOR(E) ASHALT SHINGLE ROOF(E)CORNICE AND MOLDING(E) 1/4" CLEAR LAMINATED STOREFRONT GLASS, TYP.LEASE LINEYOGA SIX SPACE12(E)OUTLINES OF GAS METERS(E) HALLOW METAL DOORLEASE LINE(E) 32'-7 1/2"F.F.+0' - 0"T.O.S 20'- 0"TOP OF PARAPET 26'- 2"(E) CEMENT PLASTER, "LA HABRA" INTEGRAL COLOR(E) ELECTRICAL SWITCHBOARDIN WEATHERROOF CLOSET.(E) ROOF ACCESSLADDER PLANNING COMMISSION STAFF REPORT DATE:August 17, 2020 TO:Planning Commission THROUGH:Les Johnson, Director of Community Development FROM:Steve Fowler, Senior Planner SUBJECT:Request for a Conditional Use Permit (CUP 20-1) to permit a shared parking agreement for various uses at an existing commercial shopping center in the Service Commercial (SC) Zoning area. LOCATION:901-1101 Pacific Coast Highway APPLICANT:Jimmy Chung of Columbia Regency Retail Partners, LLC RECOMMENDATION:After reviewing the application, staff recommends that the Planning Commission adopt Resolution No. 20-11, APPROVING Conditional Use Permit 20-1. GENERAL PLAN DESIGNATION: SERVICE COMMERCIAL ZONE:SC (SERVICE COMMERCIAL) SITE DESCRIPTION:Assessor’s Parcel Map Number: 043-260-02, 04, 05 Lot Area: 345,082 square feet Building Area: 96,323 square feet Surrounding Properties: North: Residential Low Density (RLD-9) South: General Commercial (GC) East: Residential Low Density (RLD-9) West: General Commercial (GC) ENVIRONMENTAL ASSESSMENT Pursuant to the State of California Public Resources Code and State Guidelines for the California Environmental Quality Act (CEQA), the proposed project is categorically exempt from environmental review per Section 15060(c)(2) and Section 15061(b)(3) of the State CEQA Guidelines for the permitting of a shared parking agreement for a hair salon and other restaurant uses 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 Thursday August 6, 2020 and mailed to property owners and occupants within a 500’ radius of the subject property on August 6, 2020, with affidavits of publishing and mailing on file. VICINITY MAP: AERIAL MAP: ANALYSIS The applicant, Jimmy Chung on behalf of Regency Center, filed an application for Conditional Use Permit 20-1 to permit a shared parking agreement for various uses at an existing commercial shopping center in the Service Commercial (SC) zoning area. The subject property is known as the Seal Beach Shopping Center and is located at 901-1101 Pacific Coast Highway. The subject site is developed as a multi-tenant commercial shopping center with a combination of pad tenants and in-line tenant spaces totaling approximately 96,323 sq. ft., and provides 443 parking spaces. The property is surrounded to the north and east by single-family residential in the Residential Low Density (RLD-9) zoned area; to the south and west are commercial uses in the General Commercial (GC) And Main Street Specific Plan zoned areas. The Service Commercial (SC) zoned area permits various types of commercial uses. A Conditional Use Permit is required to approve the proposed shared parking agreement for the center, which will allow for the ability to accommodate additional uses that have a more intensive parking ratio than the most common use in the SC zone. For example, the Seal Beach Shopping Center currently allows four (4) salon businesses that operate thirty-five (35) stations of various types of salon uses such as beauty and barber shops, stylists, cosmetologist, estheticians, and similar professionals. The applicant is asking to allow an additional nineteen (19) salon stations in order for the existing businesses to expand, if requested. The Seal Beach Municipal Code (Section 11.4.20.020) 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 Linscott, Law & Greenspan, Engineers, a traffic and engineering firm, prepared a Parking Study (Study) dated July 28, 2020 that evaluates the subject site’s parking requirements based on the existing uses in the center, the increased number of salon suites, and potential user types for the vacant tenant spaces. The Study concluded that the center has sufficient on-site parking spaces to accommodate the current users, proposed increase in salon operator stations, as well as a mix of retail and restaurant uses in the vacant spaces and reuse of existing suites. The Study evaluated the highest peak demand for the existing users in the commercial shopping center. A field survey was conducted 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 over four (4) days during the month of August 2019, which were anticipated to be the busiest days on an average week. The highest demand for parking was determined to be on Friday at around 1:00pm. At that time, the maximum parking use for the center was 287 parking spaces of the 443 parking spaces provided on-site. To analyze the potential future demand of the shopping center, the parking study evaluated the City’s Zoning Code requirements. The commercial center currently has three (3) vacant tenant spaces with the potential of an additional space becoming vacant in the near future. 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, office or restaurant. Table 1 describes the parking ratios for combination of uses. TABLE 1 PARKING RATIOS FOR SPECIFIED USES Retail/Fitness 1 space per 300 sq. ft. of gross floor area Restaurant 1 space per 100 sq. ft. of gross floor area Office 1 space per 400 sq. ft. of gross floor area Medical 1 space per 200 sq. ft. of gross floor area Personal Services (Beauty Salon)2 spaces station Each type of use requires a different ratio for analyzing parking demand. Since there are an estimated 146 parking spaces remaining, the parking study proposes that the vacant square footages in the shopping center can accommodate additional nineteen (19) beauty salon stations which would be an additional thirty-eight (38) parking spaces. The units that are anticipated to be utilized by salon uses currently occupy 939 square feet of retail space and 2,700 square feet of bank use for a total of 3,639 square feet which would decrease the parking count by 14 parking spaces. The Study also analyzed a change of use from 1,591 square feet of retail to medical office which would increase the parking demand by 3 parking spaces due to the different parking ratios. The study also looked at increasing the possible floor area of restaurant uses from 8,259 square feet to 17,055 square feet. This would be an increase of 88 parking spaces for restaurant uses but there would be a decrease of required spaces for retail and office uses of 29 spaces. Remaining available parking spaces on-site with the anticipated use and increase of restaurant and salon uses will still result in a surplus of 55 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. The Study represents certain conditions and staff is also recommending certain conditions provided for in the attached resolution. These conditions include limiting the types of future uses to the proposed percentages and floor areas so the parking demand will not exceed the total number of 443 parking spaces. The Study examined parking allocation based upon the existing use types with current and future vacant spaces being projected as retail, medical and eating establishments. Any future modification to the shopping center percentages outside of the proposed table will require additional review by the Planning Commission. Table 2 describes the current and proposed shopping center’s use types by percentage: TABLE 2 USE TYPES USES EXISTING USES BY % PROPOSED USES BY % Restaurant 8.6% is 8,259 sq. ft.17.7% is 17,055 sq. ft. Retail/Fitness 76.2% is 73,434 sq. ft.65.4% is 62,984 sq. ft. Medical 5.9% is 5,638 sq. ft.9.5% is 9,119 sq. ft Office 2.3% is 2,172 sq. ft.1.3% is 1,296 sq. ft. Bank 2.8% is 2,700 sq. ft.0% Personal Services (beauty salons, Etc) 35 salon stations 54 Salon stations CONCLUSION The Parking Demand Analysis shows adequate parking will be available to accommodate the proposed increase in the existing and proposed 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 443 spaces, is sufficient to meet the needs of all current users as well as additional restaurant and personal service uses along with full occupancy of currently vacant spaces. After conducting the public hearing and receiving public testimony, staff recommends that the Planning Commission adopt the attached Resolution No. 20-11 approving CUP 20-1 to permit a shared parking agreement for the various uses at the Seal Beach Center commercial shopping center. Prepared by: Steve Fowler Les Johnson Steve Fowler Les Johnson Senior Planner Director of Community Development Attachments: 1. Resolution No. 20-11 – A Resolution of the Planning Commission of the City of Seal Beach Approving Conditional Use Permit 20-1 to permit a shared parking agreement for a commercial mixed use shopping center at 901-1101 Pacific Coast Highway within the Service Commercial (SC) Zoning area. a. Parking Demand Analysis, dated July, 2020 1 of 3 RESOLUTION NO. 20-11 A RESOLUTION OF THE SEAL BEACH PLANNING COMMISSION APPROVING CONDITIONAL USE PERMIT 20-1 PERMITTING A SHARED PARKING AGREEMENT FOR VARIOUS USES AT AN EXISTING COMMERCIAL SHOPPING CENTERIN THE SERVICE COMMERCIAL (SC) ZONING AREA LOCATED AT 901-1101 PACIFIC COAST HIGHWAY THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH DOES HEREBY FIND AND RESOLVE AS FOLLOWS: Section 1. Jimmy Chung on behalf of Columbia Regency Retail Partners, LLC (“applicant”) submitted an application to the City of Seal Beach Department of Community Development for Conditional Use Permit (CUP) 20-1 to permit a shared parking agreement for various uses at an existing commercial shopping center at 901-1101 Pacific Coast Highway (the “subject property”), which is located in the Service Commercial (SC) Zone. Section 2. Pursuant to the State of California Public Resources Code and State Guidelines for the California Environmental Quality Act (CEQA), the proposed project is categorically exempt from environmental review per Section 15060(c)(2) and Section 15061(b)(3) of the State CEQA Guidelines. Section 3. A duly noticed public hearing was held before the Planning Commission on August 17, 2020 to consider the application for CUP 20-1. 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: The subject property is the Seal Beach Center located on the north side of Pacific Coast Highway north of Balboa Drive. The property is developed with a multi-tenant shopping center approximately 306,627 square feet in size referred to as the Seal Beach Center in the Service Commercial (SC) zone. The subject property is surrounded by residential uses to the north and east with commercial uses to the south and west. The applicant proposes to permit a shared parking agreement for to allow for various uses with more intensive parking ratio to occupy current and future vacancies. A parking analysis was prepared by Linscott, law, & Greenspan, Engineers dated July 28, 2020 and has been attached to this resolution as Exhibit A. Section 4. 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 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 proposed additional retail commercial land service uses encourage growth in the commercial area of Planning Area 2. The General Plan Land Use Element encourages Resolution No. 20-11 Conditional Use Permit 20-1 901-1101 Pacific Coast Highway 2 of 4 revitalization and reuse within the project area in a logical, systematic manner, compatible with existing commercial uses. The shared parking analysis shows the center will grow in a logical manner that will be compatible and consistent 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 associated with the additional retail commercial and services. The proposed Parking Agreement with the conditions listed will allow the accommodation of the additional commercial activity. The additional retail and service activity will not result in expansion of any 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 peak parking demand for the shopping center does not coincide or adversely impact any part of the center or surrounding uses as 55 parking spaces will remain available for use following all proposed expansions of or changes to retail and service uses. E. The establishment, maintenance, and operation of the proposed uses 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 will not be greater than the parking provided. The Parking Analysis prepared by Linscott, law, & Greenspan, Engineers dated July 28, 2020 illustrates that the peak parking demand occurs on Fridays from 1pm to 2pm. The report states that 287 of the 443 parking spaces, or 65 percent of the parking lot, are occupied at the busiest time of the week. The proposed uses and increase in intensity of existing uses result in an additional demand of 99 parking spaces for a parking demand to 388 spaces or approximately 88 percent of the provided parking on site. The parking analysis evaluated the potential occupancies of existing vacant tenant spaces and found that the site would accommodate all uses and any turnover with the 55 parking spaces as surplus. 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 were provide separately. The Resolution No. 20-11 Conditional Use Permit 20-1 901-1101 Pacific Coast Highway 3 of 4 parking analysis evaluated the center and identified the parking demand for the center. The field survey showed that the peak parking demand time of the week for the entire center was on Friday at 1pm. The parking at the center currently has 146 available spaces at this time for customers to utilize. During the remainder of the week the site has 199 spaces available on Wednesday at 2pm, 189 parking spaces on Saturday at 1pm, and 261 parking spaces available on Sunday at 4pm which are all the peak times for these days. This demonstrates that the increased parking demand should not adversely impact the site. Section 5. Based upon the foregoing, the Planning Commission hereby approves CUP 20-1 to permit a shared parking agreement, subject to the following conditions. 1. Conditional Use Permit 20-1 is approved to permit a shared parking agreement for various uses within an existing commercial shopping center at 901- 1101Pacific Coast Highway. 2. 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. 3. 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. 4. 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. 5. Additional parking analysis will be required if an increase of restaurant, salon or medical office uses is proposed in excess of that identified in the Shared Parking Agreement. 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 included below and cannot be exceeded without additional parking analysis: a. Restaurant – 17.7% or 17,055 square feet b. Salon Uses – 54 stations c. Medical – 9.5% or 9,119 square feet Resolution No. 20-11 Conditional Use Permit 20-1 901-1101 Pacific Coast Highway 4 of 4 6. 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. 7. 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 August 17, 2020, by the following vote: AYES: Commissioners NOES: Commissioners ABSENT: Commissioners ABSTAIN: Commissioners _________________________________ Mariann Klinger ATTEST:Chairperson _________________________________ Les Johnson Planning Commission Secretary MEMORANDUM O:\0472\memo\0472-M7.docx To: Jimmy Chung Regency Centers Date: July 28, 2020 From: David S. Shender, P.E. Jason A. Shender Linscott, Law & Greenspan, Engineers LLG Ref: 5-19-0472-1 Subject: Seal Beach Center Parking Study 901-1101 Pacific Coast Highway, City of Seal Beach This parking demand analysis has been prepared by Linscott, Law & Greenspan, Engineers (LLG) for the Seal Beach Center (the “Center”) located at 901-1101 Pacific Coast Highway in the City of Seal Beach. The Center is a multi-tenant shopping Center and is bounded by Bolsa Avenue to the north and west, Pacific Coast Highway to the south, and Balboa Drive to the east. Figure 1 shows the Center’s location within the general vicinity. The parking analysis has been prepared to assess the adequacy of the parking supply to satisfy the forecast peak shared parking demand at the Center with the proposed project Project Description Existing Conditions The Center is located at 901-1101 Pacific Coast Highway in the City of Seal Beach. The Center is bounded by Bolsa Avenue to the north and west, Pacific Coast Highway to the south, and Balboa Drive to the east. The Center consists of a mix of uses, including retail, restaurant, office, medical office, salon, massage, personal services, bank, supermarket, and fitness uses. The Center currently provides 443 parking spaces. Figure 2 provides the Center’s site plan. The Center provides approximately 96,323 square feet of commercial floor area. Specifically, the Center consists of 22,320 square feet of retail floor area, 8,259 square feet of restaurant floor area, 2,172 square feet of office floor area, 5,638 square feet of medical office floor area, 4,120 square feet of salon floor area (35 stations), 1,132 square feet of massage floor area, 1,053 square feet of personal services floor area, 2,700 square feet of bank floor area, 48,000 square feet of supermarket floor area, and 929 square feet of fitness floor area. It is noted that 5,079 square feet of the Center’s 96,323 square feet of floor area is currently vacant. This includes 2,379 square feet of vacant retail floor area, of which 939 square feet was previously occupied by Pedego Bikes. Additionally, the 2,700 square feet of bank floor area is currently vacant (previously occupied by Wells Fargo). Jimmy Chung July 28, 2020 Page 2 O:\0472\memo\0472-M7.docx Proposed/Potential Modifications The applicant proposes the following tenant modifications (the “Project”) to the Center which are highlighted on Figure 2:  Remove the existing Sudz Coin Laundry (1,591 square feet of floor area) in Suite A01 to allow for expansion of the existing Seal Beach Physical Therapy (medical office use).  Remove 939 square feet of vacant retail floor area (formerly Pedego Bikes) in Suite A21 to allow for expansion of the Nail & Spa Co. (nine stations).  Reoccupy the former Wells Fargo (2,700 square feet of bank floor area) in Suite B3 with a medical office use (1,890 square feet of floor area) and a spa use (810 square feet of floor area) with 10 stations. LLG understands that Regency Centers may request from the City of Seal Beach future modifications to tenants at the Center in addition to the proposed modifications outlined above. For example, the existing WC Design Center (876 square feet of office floor area) in Suite A19 may be converted to a restaurant use. Additionally, for other existing tenant spaces that are currently leased by retail uses, Regency Centers may in the future request that the tenant space be leased to a different use. Regency Center requests the flexibility to implement these potential future tenant changes without the need for a new or updated parking study. As restaurant uses are typically the highest generator of parking demand, it is assumed within this parking study that other existing tenant spaces that are currently leased by retail uses will be converted to restaurant uses. Based on the findings of the parking analysis as described herein, it is recommended that a “cap” of 17,055 square feet of restaurant floor area be permitted at the Center in the future without need for further parking studies. Regency Centers will not add additional salon stations as part of any potential modifications. There are no changes to the existing parking supply proposed in conjunction with the Project. Table 1 provides a summary of the floor areas at the Center for existing and proposed/potential tenant modifications. For this parking analysis, it is assumed that the additional restaurant area would be provided as a result of the conversion of existing retail tenant spaces. For illustration purposes, Table 1 has assumed the following potential modifications:  Conversion of the existing WC Design Center (876 square feet of office floor area) in Suite A19 to a restaurant use; and Jimmy Chung July 28, 2020 Page 3 O:\0472\memo\0472-M7.docx  Conversion of 6,040 square feet of building floor area that is currently leased to retail uses to restaurant uses, resulting in a total of 17,055 square feet of restaurant floor area. City Code Parking Requirements Table 11.4.20.015.A.1 of the City of Seal Beach Municipal Code provides the following parking rates applicable to the Center:  General Retail: 1 space per 300 square feet of floor area;  Restaurant: 1 space per 100 square feet of floor area;  Office: 1 space per 400 square feet of floor area;  Medical Office: 1 space per 200 square feet of floor area;  Salon: 2 spaces per station;  Massage: 1 space per 300 square feet of floor area;  Personal Services: 1 space per 300 square feet of floor area;  Bank: 1 space per 250 square feet of floor area;  Supermarket: 1 space per 300 square feet of floor area; and  Fitness: 1 space per 300 square feet of floor area. Table 2 provides a summary of the on-site parking requirements for the Center’s existing uses per the Municipal Code. As shown on Table 2, the site provides a total of 96,323 square feet of floor area. Application of the Municipal Code parking rate yields a current parking requirement for approximately 442 parking spaces, as shown on Table 2. As noted above, 443 parking spaces are provided at the Center. Per the Municipal Code, a potential surplus of one space is calculated for the existing Center. Table 3 provides a summary of the on-site parking requirements for the Project per the Municipal Code. This includes the proposed modifications, as well as the potential modifications based on an assumed cap that no more 17,055 square feet of building floor area would be leased to restaurant tenants. Jimmy Chung July 28, 2020 Page 4 O:\0472\memo\0472-M7.docx As shown on Table 3, the proposed and potential tenant modifications proposed as part of the Project is forecast to yield a total parking requirement of 538 parking spaces. The required parking supply for the Project would exceed current parking supply at the Center. It should be noted that the Municipal Code requirements represent the sum of the peak parking requirements for each individual land use and does not take into account the shared parking concept (i.e., the hourly and/or day of the week variations in the parking demand generated by individual land uses) or the synergy and mix of land uses, which results in a lower overall parking demand at the site. For example, restaurants typically generate peak parking demand on weekends while office uses have a peak weekday parking utilization. Thus, a parking space on a weekday by an office employee can be “shared” with a restaurant patron on a weekend day. While the Municipal Code requirements indicate a potential shortage of parking spaces at full occupancy, the mixed-use nature and tenant mix at the Center allows for an actual parking demand that is significantly below the Municipal Code requirements. Therefore, a shared parking demand analysis was conducted to address the adequacy of the parking supply for the Center, assuming full occupancy of the Center under future conditions involving the Project. Parking Demand Analysis Parking Utilization Surveys The first step in preparing the parking demand analysis is to document the current utilization at the site. Parking utilization counts were conducted at the existing Center for purposes of assessing the existing parking demand characteristics. Hourly counts of parking utilization were conducted on Wednesday, August 7, 2019, Friday, August 9, 2019, Saturday, August 10, 2019, and Sunday, August 11, 2019, beginning at 8:00 AM, with the last count made at 8:00 PM. The parking count data collected at the site is summarized in the “Existing Occupied” column provided in Table 4 for Wednesday conditions, Table 5 for Friday conditions, Table 6 for Saturday conditions, and Table 7 for Sunday conditions. As shown in Table 4, during the Wednesday survey day, the highest demand for parking occurred at 2:00 PM, when 244 of the Center’s 443 parking spaces were occupied. Table 5 shows that peak demand on the Friday survey day occurred at 1:00 PM, when 287 parking spaces were occupied. Table 6 shows that peak demand on the Saturday survey day occurred at 1:00 PM, when 254 parking spaces were occupied. Table 7 shows that peak demand on the Sunday survey day occurred at 4:00 PM, when 182 parking spaces were occupied. Jimmy Chung July 28, 2020 Page 5 O:\0472\memo\0472-M7.docx Shared Parking Analysis The concept of shared parking is widely recognized within the transportation planning industry and accounts for the changes in parking demand over time for different types of land uses within a multi-use project. Shared parking analyses are used to determine the peak parking demand for a combination of uses that may share parking spaces (i.e., retail, restaurant, office uses, etc.). Shared Parking, 2nd Edition, 2005 published by the Urban Land Institute (ULI) provides guidance for purposes of preparing parking demand evaluations. The ULI document provides hour-by-hour parking demand indices – for both weekdays and weekends – for a variety of land uses (including those found at the Center), derived from actual field parking counts conducted at existing developments. The parking utilization surveys conducted at the Center provide the actual existing parking demand generated by the existing uses at the Center. To forecast future parking demand at the site, the ULI hourly parking demand factors were applied to the highest parking demand forecast for the land use change of the Project based on the City of Seal Beach Municipal Code Parking requirements per land use. Specifically, the following summarizes the methodology for forecasting future parking demand at the site following implementation of the Project:  Utilize the parking utilization survey data to determine parking demand related to the existing and occupied land uses at the Center;  Estimate the parking demand to be removed related to the Project (proposed conversion of Sudz Coin Laundry to allow for expansion of Seal Beach Physical Therapy, re-occupancy of the prior Pedego Bikes to allow for the expansion of Nail & Spa Co., and re-occupancy of the prior Wells Fargo with a medical office/spa use tenant), through application of the hourly ULI shared parking demand factors; and  Estimate the additional parking demand at the Center related to the expansion of Seal Beach Physical Therapy and Nail & Spa Co., as well as the new medical office/spa use to be provided through application of the hourly and weekday/weekend ULI shared parking demand factors. Additionally, Regency Centers may request that the existing WC Design Center (876 square feet of office floor area) in Suite A19 be converted to a restaurant use. Regency Centers may also request from the City of Seal Beach other future modifications to tenants at the Center in addition to the proposed modifications as part of the Project. Based on the results of the parking demand analysis, it is recommended that a cap of up 17,055 square feet of restaurant floor area be permitted Jimmy Chung July 28, 2020 Page 6 O:\0472\memo\0472-M7.docx at the Center in the future without the need for further parking studies. If approved, this cap would permit an additional 8,796 square feet of floor area be converted to restaurant uses following implementation of the proposed tenant modifications and the changes to Suite A19 outlined above. For this parking analysis, it has been assumed the subject 8,796 square feet of building floor area would be converted from retail use to restaurant use, which is illustrated in Table 1 and Table 3. To forecast the potential parking demand at the site following implementation of the Project (which includes the proposed and potential tenant modifications), LLG utilized the weekday/weekend ULI shared parking factors to estimate parking demand related to:  The potential conversion of WC Design Center (876 square feet) to a restaurant use; and  Conversion of 8,796 square feet of floor area from retail to a restaurant use, through application of the hourly ULI shared parking demand factors. Table 4 indicates that following completion and occupancy of the Project, the Wednesday peak parking demand at the Center is forecast to occur at 1:00 PM, when 338 parking spaces would be occupied. When compared to the existing supply of 443 spaces, a surplus of 105 spaces is expected. This represents a forecast surplus of parking equal to approximately 23.7% of the total proposed parking supply. Table 5 demonstrates that the Friday peak parking demand will occur at 1:00 PM, when 388 spaces would be occupied, yielding a forecast surplus of 55 unused parking spaces at this hour. This represents a forecast surplus of parking equal to approximately 12.4% of the total proposed parking supply. Table 6 demonstrates that the Saturday peak parking demand will occur at 1:00 PM, when 336 spaces would be occupied, yielding a forecast surplus of 107 unused parking spaces at this hour. This represents a forecast surplus of parking equal to approximately 24.2% of the total proposed parking supply. Table 7 demonstrates that the Sunday peak parking demand will occur at 11:00 AM, when 252 spaces would be occupied, yielding a forecast surplus of 191 unused parking spaces at this hour. This represents a forecast surplus of parking equal to approximately 43.1% of the total proposed parking supply. Jimmy Chung July 28, 2020 Page 7 O:\0472\memo\0472-M7.docx Summary The following provides a summary of the parking demand analysis prepared for the Seal Beach Center located at 901-1101 Pacific Coast Highway in the City of Seal Beach based on implementation of the proposed Project:  The Project consists of proposed and potential tenant modifications including: removing the existing Sudz Coin Laundry to allow for expansion of the existing Seal Beach Physical Therapy (medical office use); removing 939 square feet of vacant retail floor area to allow for the expansion of the existing Nail & Spa Co. (salon use); and reoccupying the former Wells Fargo with a medical office/spa use tenant. The Project is anticipated to be completed in 2020. It is proposed that the existing supply of 443 parking spaces will continue to serve the Center following build-out of the Project.  Regency Centers may request from the City of Seal Beach future modifications to tenants at the Center in addition to the proposed modifications outlined in this analysis. Regency Center requests the flexibility to implement these potential future tenant changes without the need for a new or updated parking study. For the potential future modifications, Regency Center proposes in conjunction with the findings of this parking study that the floor area devoted to restaurant tenants would not exceed 16,179 square feet.  Regency Centers may convert the existing WC Design Center (876 square feet of office floor area) to a restaurant use. Under the proposed cap of 17,055 square feet of restaurant building floor area, an additional 8,796 square feet of retail floor could be converted to restaurant uses (in addition to the proposed floor area changes proposed in the tenant modifications identified above). These potential future modifications yield an overall parking requirement for the Center of 538 parking spaces per the Municipal Code. Based on the current parking supply of 443 parking spaces, a potential deficiency of 95 spaces based on strict application of the Municipal Code.  Although the Municipal Code parking calculations indicate a potential deficiency of parking spaces following implementation of the proposed and potential tenant modifications, the mixed-use nature and tenant mix at the site allow for an actual parking demand that is significantly below the Municipal Code requirements. Therefore, a parking demand analysis was prepared for the Center utilizing existing parking demand data, supplemented with forecast parking utilization based on the ULI shared parking principles. Jimmy Chung July 28, 2020 Page 8 O:\0472\memo\0472-M7.docx  Based on the shared parking analysis, the Wednesday peak parking demand at the Center is forecast to occur at 1:00 PM, when 338 spaces would be occupied following implementation of the Project. When compared to the existing supply of 443 parking spaces, this represents a forecast surplus of approximately 23.7% of the existing parking supply.  The shared parking demand analysis forecasts a Friday peak parking demand of 388 spaces at 1:00 PM following implementation of the Project. When compared to the existing supply of 443 parking spaces, this represents a forecast surplus of approximately 12.4% of the existing parking supply.  The shared parking demand analysis forecasts a Saturday peak parking demand of 336 spaces at 1:00 PM following implementation of the Project. When compared to the existing supply of 443 parking spaces, this represents a forecast surplus of approximately 24.2% of the existing parking supply.  The shared parking demand analysis forecasts a Sunday peak parking demand of 252 spaces at 11:00 AM following implementation of the Project. When compared to the existing supply of 443 parking spaces, this represents a forecast surplus of approximately 43.1% of the existing parking supply.  Based on existing parking utilization at the Center, as well as well as the parking demand forecast related to the Project utilizing the shared parking concept, the current parking supply is expected to adequately accommodate the future peak parking demand at Center.  Further, this parking demand analysis supports the proposal to cap the amount of restaurant floor area at the Center at 17,055 square feet in the future without the need for future parking studies. cc: File FIGURE 2SITE PLANSEAL BEACH CENTER PARKING STUDYMAP SOURCE:REGENCY CENTERSLINSCOTT, LAW & GREENSPAN, engineersN Table 1FLOOR AREA PROPOSALSeal Beach Center27-Jul-20GSFSTATIONS (SALON ONLY) %GSFSTATIONS (SALON ONLY) %1 /400 sfOffice 2,172 -- 2.3% 1,296 -- 1.3%1 /300 sfRetail / Fitness 73,434 -- 76.2% 62,984 -- 65.4%1 /250 sfBank 2,700 -- 2.8% 0 -- 0.0%1 /200 sfMedical Office 5,638 -- 5.9% 9,119 -- 9.5%1 /100 sfRestaurant 8,259 -- 8.6% 17,055 -- 17.7%2 /stationSalon 4,120 35 4.3% 5,869 54 6.1%96,323 35 100.0% 96,323 54 100.0%TOTALPARKING RATEPROPOSED/POTENTIAL FLOOR AREAUSEEXISTING FLOOR AREALINSCOTT, LAW & GREENSPAN, engineersLLG Ref. 5-19-0472-1Seal Beach Center Parking Study Table 2 Seal Beach Center 30-Dec-19 Stations Spaces Tenant Use Size (GSF)(Salons Only)Required A01 Sudz Coin Laundry General Retail 1,591 --1 /300 sf 5.3 A02 Seal Beach Physical Therapy Medical Office 2,264 --1 /200 sf 11.3 A04 Sushi Ryokan Restaurant 1,695 --1 /100 sf 17.0 A05 Sweet 1017 Hairdressing Salon 2,085 19 2 /station 38.0 A06 Total Body Aesthetic Personal Services 648 --1 /300 sf 2.2 A07 Coach's Sports Grill Restaurant 2,295 --1 /100 sf 23.0 A08 Classic Cleaners General Retail 1,440 --1 /300 sf 4.8 A09 Yongping's Massage & Spa Massage 1,132 --1 /300 sf 3.8 A11 Campbell Printing General Retail 606 --1 /300 sf 2.0 A12 Optometry Dr. Fanarof Medical Office 1,206 --1 /200 sf 6.0 A13 Finbars Italian Kitchen Restaurant 3,319 --1 /100 sf 33.2 A15 Vacant General Retail 1,440 --1 /300 sf 4.8 A16 Pathivara Threading Salon Salon 798 4 2 /station 8.0 A17 Dr. Stacey Lowman Medical Office 1,168 --1 /200 sf 5.8 A18 Nail & Spa Co.Salon 817 9 2 /station 18.0 A19 WC Design Center Office 876 --1 /400 sf 2.2 A20 Seal Beach Pilates Fitness 929 --1 /300 sf 3.1 A21 Vacant (Formerly Pedego Bikes)General Retail 939 --1 /300 sf 3.1 A22 Send It Packing General Retail 990 --1 /300 sf 3.3 A23 Marina Clipper Salon 420 3 2 /station 6.0 A24 Ocean Stained Glass General Retail 330 --1 /300 sf 1.1 A25 Secret Sun Personal Services 405 --1 /300 sf 1.4 A26 Seal Beach Realty Office 405 --1 /400 sf 1.0 A27 Maged Nessim, DDS Medical Office 1,000 --1 /200 sf 5.0 A28 State Farm Insurance Office 891 --1 /400 sf 2.2 B02 Pavilions General Market 48,000 --1 /300 sf 160.0 B03 Vacant (Formerly Wells Fargo)Bank 2,700 --1 /250 sf 10.8 0090 The Original Dave's Cosmic Sub Restaurant 950 --1 /100 sf 9.5 0110 CVS General Retail 14,984 --1 /300 sf 49.9 96,323 441.8 [1]Source: City of Seal Beach Municipal Code EXISTING CODE PARKING ANALYSIS [1] Unit Current Code Parking Ratio Seal Beach Center Total Parking (Existing) LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 5-19-0472-1 Seal Beach Center Parking Study Table 3Seal Beach Center27-Jul-20Stations Spaces Tenant Use Size (GSF) (Salons Only) RequiredA01 Sudz Coin Laundry (To Be Removed) General Retail (1,591) -- 1 /300 sf -5.3A01 Seal Beach Phyiscal Therapy (Expansion of A02) Medical Office 1,591 -- 1 /200 sf 8.0A21 Vacant Pedego Bikes (To Be Removed) General Retail (939) -- 1 /300 sf -3.1A21 Nail & Spa Co. (Expansion of A18) Salon 939 9 2 /station 18.0B03 Vacant Wells Fargo (To Be Removed) Bank (2,700) -- 1 /250 sf -10.8B03 Medical Office Use (To Be Added) Medical Office 1,890 -- 1 /200 sf 9.5B03 Salon Use (To Be Added) Salon 810 10 2 /station 20.0A19 Office Use (To Be Removed) Office (876) -- 1 /400 sf -2.2Retail Use (To Be Removed) General Retail (7,920) -- 1 /300 sf -26.4Restaurant Use (To Be Added) [2] Restaurant 8,796 -- 1 /100 sf 88.0- 95.796,323 537.5[1] Source: City of Seal Beach Municipal Code[2] Analysis conservatively assumes office and retail space will be replaced by a restaurant use. All other uses (medical office, fitness, bank, etc.)would result in a lesser total parking demand. No additional salon chairs are proposed.Seal Beach Center Proposed/Potential ModificationsSeal Beach Center Total Parking (Proposed/Potential Modifications)PROPOSED/POTENTIAL MODIFICATIONS CODE PARKING ANALYSIS [1]UnitCurrent Code Parking RatioProposed/Potential ModificationsLINSCOTT, LAW & GREENSPAN, engineersLLG Ref. 5-19-0472-1Seal Beach Center Parking Study Land UseSize -1.591 KSF [4] 1.591 KSF 9 Stations [5] 1.890 KSF [6] 10 Stations [7] -0.876 KSF [8] 7.920 KSF 8.796 KSF Comparison w/Code Pkg Rate[2] 3.33 /KSF 5.0 /KSF 2.0 /Station 5.0 /KSF 2.0 /Station 3.33 /KSF 3.3 /KSF 10.0 KSF Parking SupplyGross Spaces -5 Spc. 8 Spc. 18 Spc. 9 Spc. 20 Spc. -3 Spc. -26 Spc. 88 Spc.Shared443 Spaces [9]Number of Number of Number of Number of Number of Number of Number of Number of Parking SurplusTime of Day Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Demand (Deficiency)8:00 AM 107 (1) 7 3 7 4 (2) (5) 57 177 2669:00 AM 131 (2) 8 7 8 8 (3) (11) 68 214 22910:00 AM 183 (3) 8 11 9 12 (3) (18) 77 276 16711:00 AM 208 (4) 8 14 9 16 (3) (23) 81 306 13712:00 PM 222 (5) 5 17 5 18 (3) (25) 88 322 1211:00 PM 237 (5) 8 18 8 20 (3) (26) 81 338 1052:00 PM 244 (5) 8 18 9 20 (3) (25) 51 317 1263:00 PM 226 (5) 8 18 9 20 (3) (24) 44 293 1504:00 PM 240 (5) 8 17 8 19 (3) (24) 44 304 1395:00 PM 224 (4) 7 16 8 18 (2) (25) 68 310 1336:00 PM 209 (4) 5 15 6 17 (1) (25) 72 294 1497:00 PM 152 (4) 3 14 3 16 0 (25) 72 231 2128:00 PM 105 (4) 1 13 1 14 0 (22) 72 180 263[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.[2] Parking rates based on Code parking ratios of 3 spaces per 1,000 square feet for laundromat, office, and retail uses, 5 spaces per 1,000 square feet for medical office uses, 2 spaces per station for salon uses, and 10 spaces per 1,000 square feet for restaurant uses.[3] Parking counts conducted on Wednesday, August 7, 2019 by The Traffic Solution.[4] Existing Sudz Laundromat space of 1,591 square feet to be replaced by expansion of Seal Beach Physical Therapy (medical office use).[5] Existing Pedego Bikes space of 939 square feet to be replaced by expansion of Nail & Spa Co. (salon use).[6] Existing vacant floor area of 1,890 square feet (portion of former Wells Fargo) to be converted to a medical office use.[7] Existing vacant floor area of 810 square feet (portion of former Wells Fargo) to be converted to a salon use.[8] Existing WC Design Center space of 876 square feet to be converted to a restaurant use.[9] Parking spaces provided on-site (443).Observed Hourly Parking Demand [3]Retail (To Be Converted)Table 4WEEKDAY (WEDNESDAY) SHARED PARKING DEMAND ANALYSIS [1]SEAL BEACH CENTER901-1101 PACIFIC COAST HIGHWAY, CITY OF SEAL BEACHExisting Occupied 91,244 GSFProposed Expansion of Seal Beach Physical TherapyProposed Expansion of Nail & Spa Co.Existing Sudz Laundromat (To Be Converted)Proposed Medical Office UseProposed Salon UseRestaurant (To Be Added)Existing WC Design Center (To Be Converted)LINSCOTT, LAW & GREENSPAN, engineersLLG Ref. 5-19-0472-1Seal Beach Center Parking Study Land UseSize -1.591 KSF [4] 1.591 KSF 9 Stations [5] 1.890 KSF [6] 10 Stations [7] -0.876 KSF [8] 7.920 KSF 8.796 KSF Comparison w/Code Pkg Rate[2] 3.33 /KSF 5.0 /KSF 2.0 /Station 5.0 /KSF 2.0 /Station 3.33 /KSF 3.3 /KSF 10.0 KSF Parking SupplyGross Spaces -5 Spc. 8 Spc. 18 Spc. 9 Spc. 20 Spc. -3 Spc. -26 Spc. 88 Spc.Shared443 Spaces [9]Number of Number of Number of Number of Number of Number of Number of Number of Parking SurplusTime of Day Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Demand (Deficiency)8:00 AM 73 (1) 7 3 7 4 (2) (5) 57 143 3009:00 AM 145 (2) 8 7 8 8 (3) (11) 68 228 21510:00 AM 208 (3) 8 11 9 12 (3) (18) 77 301 14211:00 AM 232 (4) 8 14 9 16 (3) (23) 81 330 11312:00 PM 273 (5) 5 17 5 18 (3) (25) 88 373 701:00 PM 287 (5) 8 18 8 20 (3) (26) 81 388 552:00 PM 268 (5) 8 18 9 20 (3) (25) 51 341 1023:00 PM 247 (5) 8 18 9 20 (3) (24) 44 314 1294:00 PM 231 (5) 8 17 8 19 (3) (24) 44 295 1485:00 PM 220 (4) 7 16 8 18 (2) (25) 68 306 1376:00 PM 204 (4) 5 15 6 17 (1) (25) 72 289 1547:00 PM 172 (4) 3 14 3 16 0 (25) 72 251 1928:00 PM 124 (4) 1 13 1 14 0 (22) 72 199 244[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.[2] Parking rates based on Code parking ratios of 3 spaces per 1,000 square feet for laundromat, office, and retail uses, 5 spaces per 1,000 square feet for medical office uses, 2 spaces per station for salon uses, and 10 spaces per 1,000 square feet for restaurant uses.[3] Parking counts conducted on Friday, August 9, 2019 by The Traffic Solution.[4] Existing Sudz Laundromat space of 1,591 square feet to be replaced by expansion of Seal Beach Physical Therapy (medical office use).[5] Existing Pedego Bikes space of 939 square feet to be replaced by expansion of Nail & Spa Co. (salon use).[6] Existing vacant floor area of 1,890 square feet (portion of former Wells Fargo) to be converted to a medical office use.[7] Existing vacant floor area of 810 square feet (portion of former Wells Fargo) to be converted to a salon use.[8] Existing WC Design Center space of 876 square feet to be converted to a restaurant use.[9] Parking spaces provided on-site (443).Observed Hourly Parking Demand [3]Retail (To Be Converted)Table 5WEEKDAY (FRIDAY) SHARED PARKING DEMAND ANALYSIS [1]SEAL BEACH CENTER901-1101 PACIFIC COAST HIGHWAY, CITY OF SEAL BEACHExisting Occupied 91,244 GSFProposed Expansion of Seal Beach Physical TherapyProposed Expansion of Nail & Spa Co.Existing Sudz Laundromat (To Be Converted)Proposed Medical Office UseProposed Salon UseRestaurant (To Be Added)Existing WC Design Center (To Be Converted)LINSCOTT, LAW & GREENSPAN, engineersLLG Ref. 5-19-0472-1Seal Beach Center Parking Study Land UseSize -1.591 KSF [4] 1.591 KSF 9 Stations [5] 1.890 KSF [6] 10 Stations [7] -0.876 KSF [8] 7.920 KSF 8.796 KSFCode Pkg Rate[2] 3.33 /KSF 5.0 /KSF 2.0 /Station 5.0 /KSF 2.0 /Station 3.33 /KSF 3.3 /KSF 10.0 KSF Comparison w/Gross Spaces -5 Spc. 8 Spc. 18 Spc. 9 Spc. 20 Spc. -3 Spc. -26 Spc. 88 Spc.Shared443 Spaces [9]Number of Number of Number of Number of Number of Number of Number of Number of Parking SurplusTime of Day Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Demand (Deficiency)8:00 AM8307374(2)(4)461442999:00 AM 139 (2) 8 8 8 9 (2) (10) 65 223 22010:00 AM 187 (3) 8 11 9 13 (3) (15) 81 288 15511:00 AM 225 (4) 8 14 9 15 (3) (19) 81 326 11712:00 PM 215 (4) 5 16 5 18 (3) (22) 88 318 1251:00 PM 254 (5) 0 17 0 19 (2) (24) 77 336 1072:00 PM 226 (5) 0 18 0 20 (2) (26) 62 293 1503:00 PM 213 (5) 0 18 0 20 (1) (26) 40 259 1844:00 PM 188 (5) 0 17 0 19 (1) (25) 44 237 2065:00 PM 201 (5) 0 17 0 18 0 (24) 57 264 1796:00 PM 189 (4) 0 14 0 16 0 (21) 65 259 1847:00 PM 139 (4) 0 14 0 15 0 (20) 65 209 2348:00 PM 123 (4) 0 12 0 13 0 (18) 61 187 256Notes:[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.[2] Parking rates based on Code parking ratios of 3 spaces per 1,000 square feet for laundromat, office, and retail uses, 5 spaces per 1,000 square feet for medical office uses, 2 spaces per station for salon uses, and 10 spaces per 1,000 square feet for restaurant uses.[3] Parking counts conducted on Saturday, August 10, 2019 by The Traffic Solution.[4] Existing Sudz Laundromat space of 1,591 square feet to be replaced by expansion of Seal Beach Physical Therapy (medical office use).[5] Existing Pedego Bikes space of 939 square feet to be replaced by expansion of Nail & Spa Co. (salon use).[6] Existing vacant floor area of 1,890 square feet (portion of former Wells Fargo) to be converted to a medical office use.[7] Existing vacant floor area of 810 square feet (portion of former Wells Fargo) to be converted to a salon use.[8] Existing WC Design Center space of 876 square feet to be converted to a restaurant use.[9] Parking spaces provided on-site (443).Restaurant (To Be Added)Existing Occupied 91,244 GSFExisting Sudz Laundromat (To Be Converted)Table 6WEEKEND (SATURDAY) SHARED PARKING DEMAND ANALYSIS [1]SEAL BEACH CENTER901-1101 PACIFIC COAST HIGHWAY, CITY OF SEAL BEACHProposed Medical Office UseProposed Salon UseObserved Hourly Parking Demand [4]Proposed Expansion of Seal Beach Physical TherapyProposed Expansion of Nail & Spa Co.Retail (To Be Converted)Existing WC Design Center (To Be Converted)LINSCOTT, LAW & GREENSPAN, engineersLLG Ref. 5-19-0472-1Seal Beach Center Parking Study Land UseSize -1.591 KSF [4] 1.591 KSF 9 Stations [5] 1.890 KSF [6] 10 Stations [7] -0.876 KSF [8] 7.920 KSF 8.796 KSFCode Pkg Rate[2] 3.33 /KSF 5.0 /KSF 2.0 /Station 5.0 /KSF 2.0 /Station 3.33 /KSF 3.3 /KSF 10.0 KSF Comparison w/Gross Spaces -5 Spc. 8 Spc. 18 Spc. 9 Spc. 20 Spc. -3 Spc. -26 Spc. 88 Spc.Shared443 Spaces [9]Number of Number of Number of Number of Number of Number of Number of Number of Parking SurplusTime of Day Spaces Spaces Spaces Spaces Spaces Spaces Spaces Spaces Demand (Deficiency)8:00 AM6107374(2)(4)461223219:00 AM 80 (2) 8 8 8 9 (2) (10) 65 164 27910:00 AM 123 (3) 8 11 9 13 (3) (15) 81 224 21911:00 AM 151 (4) 8 14 9 15 (3) (19) 81 252 19112:00 PM 147 (4) 5 16 5 18 (3) (22) 88 250 1931:00 PM 168 (5) 0 17 0 19 (2) (24) 77 250 1932:00 PM 142 (5) 0 18 0 20 (2) (26) 62 209 2343:00 PM 153 (5) 0 18 0 20 (1) (26) 40 199 2444:00 PM 182 (5) 0 17 0 19 (1) (25) 44 231 2125:00 PM 154 (5) 0 17 0 18 0 (24) 57 217 2266:00 PM 136 (4) 0 14 0 16 0 (21) 65 206 2377:00 PM 99 (4) 0 14 0 15 0 (20) 65 169 2748:00 PM 81 (4) 0 12 0 13 0 (18) 61 145 298Notes:[1] Source: ULI - Urban Land Institute "Shared Parking," Second Edition, 2005.[2] Parking rates based on Code parking ratios of 3 spaces per 1,000 square feet for laundromat, office, and retail uses, 5 spaces per 1,000 square feet for medical office uses, 2 spaces per station for salon uses, and 10 spaces per 1,000 square feet for restaurant uses.[3] Parking counts conducted on Sunday, August 11, 2019 by The Traffic Solution.[4] Existing Sudz Laundromat space of 1,591 square feet to be replaced by expansion of Seal Beach Physical Therapy (medical office use).[5] Existing Pedego Bikes space of 939 square feet to be replaced by expansion of Nail & Spa Co. (salon use).[6] Existing vacant floor area of 1,890 square feet (portion of former Wells Fargo) to be converted to a medical office use.[7] Existing vacant floor area of 810 square feet (portion of former Wells Fargo) to be converted to a salon use.[8] Existing WC Design Center space of 876 square feet to be converted to a restaurant use.[9] Parking spaces provided on-site (443).Restaurant (To Be Added)Existing Occupied 91,244 GSFExisting Sudz Laundromat (To Be Converted)Table 7WEEKEND (SUNDAY) SHARED PARKING DEMAND ANALYSIS [1]SEAL BEACH CENTER901-1101 PACIFIC COAST HIGHWAY, CITY OF SEAL BEACHProposed Medical Office UseProposed Salon UseObserved Hourly Parking Demand [4]Proposed Expansion of Seal Beach Physical TherapyProposed Expansion of Nail & Spa Co.Retail (To Be Converted)Existing WC Design Center (To Be Converted)LINSCOTT, LAW & GREENSPAN, engineersLLG Ref. 5-19-0472-1Seal Beach Center Parking Study