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HomeMy WebLinkAboutEx. 7 - Urban Crossroads Report 13770-03 Parking Memorandum 201005 October 5, 2020 Jeff Tarris JCW Development, LLC 100 Tower Drive Beaver Dam, WI 53916 SUBJECT: HIGHLAND PLAZA SHOPPING CENTER – PARKING EVALUATION Urban Crossroads, Inc. is pleased to submit this letter summarizing our parking evaluation for a project located within the Highland Plaza Shopping Center (“Shopping Center”), which is located at 2065 E. Highland Avenue in the City of San Bernardino shown on Exhibit 1 “Location Map”. It is our understanding that the Applicant for the BioLife Plasma Services Donation Center (“BioLife Facility” or “Project”) requested and received approval of a conditional use permit (“CUP 20-08”) for a new plasma donation facility that will occupy an existing space in the Shopping Center. The Planning Commission’s approval of CUP 20-08 was subsequently appealed (“Appeal”). This evaluation has been prepared at the Applicant’s request to address issues related to parking and traffic that are raised by the Appeal. In connection with the preparation of this report, CUP 20-08 and the related Staff Report and documents submitted at the hearing; the City’s General Plan and Development Code; the Appeal of CUP 20-08; the February 12, 2019 Planning Commission approval of the project referred to as the “Starbuck’s/Wendy’s Project;” and the related 2019 Parking Study for the Highland Plaza Shopping Center, adopted by the City in connection with approval of the Starbuck’s/Wendy’s Project (“Parking Study”), were reviewed and considered. EXHIBIT 1: LOCATION MAP Jeff Tarris JCW Development, LLC October 5, 2020 Page 2 of 19 13770-03 Parking Memorandum 201005 PROJECT DESCRIPTION The Biolife Facility Project is proposing a Tenant Improvement (TI) of an existing tenant space of 11,844 square feet which is currently zoned Commercial General (CG-1) within the City of San Bernardino and shown in Exhibit 2 “Project Site.” The proposed BioLife Facility is consistent with the CG-1 designation and conditionally allowed in Section 19.06.020 – Table 06.01 (Attachment A – Table 06.01) of the City’s Development Code. EXHIBIT 2: PROJECT SITE Jeff Tarris JCW Development, LLC October 5, 2020 Page 3 of 19 13770-03 Parking Memorandum 201005 PARKING EVALUATION PARKING STUDY, JANUARY 2019 In January 2019, a Parking Study was conducted for the Shopping Center (Attachment B). The project at that time was for the demolition of an existing stand-alone retail building at the front of the site (adjacent to Highland Avenue) and to construct two new buildings with drive-through restaurants and retail space (referred to here as the Starbuck’s/Wendy’s Project). That proposed project reconfigured the site which now consists of 145,127 square feet zoned as CG-1. Pursuant to §19.24.040 of the City’s Development Code (Parking Standards - Number of Parking Spaces Required), the existing Shopping Center would require one (1) parking space for every 180 square feet of gross floor area for all uses under 15,000 square feet and one (1) space for every 250 square feet of gross floor area for all uses 15,001 square and greater. The original development of the Center required one (1) parking space for every 250 square feet of gross floor area for all in-line uses and pad buildings. Since the original entitlement used (1) space for every 250 square feet of gross floor area, and relying on the Parking Study, the City allowed this same requirement which resulted in 616 parking spaces required for the Center. The applicant requested a Minor Exception for the reduction of thirty-five (35) parking spaces, translating to a 5.7% reduction of the required parking in order to remain consistent with the original requirements of the Center, pursuant to Chapter 19.58 (Minor Exceptions), in which a maximum of ten percent (10%) may be granted on the measurable on-site parking. City staff noted the proposal to reduce the parking spaces by thirty-five (35) spaces would not be detrimental to guest’s with disabilities and the surrounding businesses. The methodology and exception were reviewed and approved by the Planning Commission on February 12, 2019 (Attachment C – Agenda Item 4/package from the City’s February 12, 2019 Planning Commission). PARKING DEMAND BY ZONES The Parking Study also evaluated the parking demand by zones as shown in Table 1 and Exhibit 3. Hourly parking data was collected for each zone and summarized in the Parking Study. In January 2019, there were 659 parking spaces available on the Shopping Center site. Based on the zone data, the Study concluded that weekdays the parking demand was less than 50% and weekends was slightly higher than 50%. During all times there were more than 200 parking spaces available. The Starbuck’s/Wendy’s Project analyzed by the Parking Study eliminated 78 parking spaces. The Shopping Center parking was reduced from 659 existing parking spaces to 581 parking spaces. The zones affected by that project were zones C and D. The Parking Study concluded the site provided sufficient parking supply and the remaining zones could easily accommodate any additional needs. Jeff Tarris JCW Development, LLC October 5, 2020 Page 4 of 19 13770-03 Parking Memorandum 201005 TABLE 1: PARKING DEMAND STUDY ZONES Jeff Tarris JCW Development, LLC October 5, 2020 Page 5 of 19 13770-03 Parking Memorandum 201005 EXHIBIT 3: PARKING ZONES MAP Jeff Tarris JCW Development, LLC October 5, 2020 Page 6 of 19 13770-03 Parking Memorandum 201005 TITLE 19 PARKING REQUIREMENTS The off-street parking requirements are described in Title 19 (“Development Code”), Chapter 19.24 of the City’s Municipal Code. The Shopping Center requirements per the Development Code are shown in Table 2. The available parking approved by the Planning Commission on February 12, 2019 is 581 parking spaces, which were deemed to be sufficient. Parking requirements for the BioLife Facility are shown on Table 3. TABLE 2: CITY PARKING REQUIREMENTS TABLE 3: PROJECT PARKING REQUIREMENTS PARKING DEMAND BY ZONES The proposed BioLife Facility would realistically utilize parking in zones I and J as shown Exhibit 3. These parking zones did not lose any parking spaces with the construction of the new buildings described in the January 2019 Parking Study. The parking supply in each of these zones is shown in Table 4. Jeff Tarris JCW Development, LLC October 5, 2020 Page 7 of 19 13770-03 Parking Memorandum 201005 TABLE 4: PARKING SUPPLY PER ZONE The data collected in the January 2019 Parking Study shows a peak parking demand of 40 for Zone I and 53 for Zone J (see page 9, Table 1 of the January 2019 Parking Study). These numbers represent a worst- case scenario for the Shopping Center today. Table 5 summarizes these numbers. Based on the data collected in the January 2019 Parking Study, there is sufficient parking in the zones (I and J) immediately adjacent to the BioLife Facility without any modifications as there is a surplus of 74 spaces which can accommodate the 47 required spaces for the BioLife Facility. TABLE 5: ZONE I AND J PEAK PARKING DEMAND Additionally, I have reviewed the lease for the BioLife Facility (pertinent portions of the lease are appended here as attachment D) and it provides that the proposed Project has an allocation of 59 parking spaces as shown in Table 6. The BioLife Facility will require 47 parking spaces per City Code, as shown in Table 3. TABLE 6: PARKING PER LEASE AGREEMENT CONCLUSION The Shopping Center site currently provides 581 parking spaces which are shared for the businesses. On February 12, 2019 the Planning Commission deemed this sufficient without any negative impacts to the Jeff Tarris JCW Development, LLC October 5, 2020 Page 8 of 19 13770-03 Parking Memorandum 201005 Center. The parking demand analysis included in the January 2019 Parking Study accurately documents the Shopping Center has approximately a 50% parking vacancy. Parking zones I and J did not lose any parking spaces due to the demolition of an existing building and the addition of the new buildings and can accommodate parking for the proposed BioLife facility. Additionally, per the CC&R’s an allocation of 60 parking spaces are provided for the BioLife facility and only 47 are required per City Code. We have been informed that construction of the Starbuck’s/Wendy’s Project is presently under way, and temporary construction activity may be affecting availability of parking in the Shopping Center. Even though there is more than sufficient parking for the Project in the above identified zones, there is a source of additional parking that is not being utilized in the Center. Parking Zone A shown in Exhibit 3 is currently gated off on both ends and is not striped for parking. Per the January 2019 Parking Study, this zone can accommodate 77 parking spaces. This area can be used for employee parking if reconfigured properly. Opening this area up for parking would be beneficial to the Center and maintain consistency with the January 2019 Parking Study. We have further observed that it might be possible at a later date, if additional parking for the Center is desired, to stripe approximately 20 additional spaces leaving adequate Fire and commercial truck access. In my opinion, there is no evidence that would support a conclusion that the BioLife Facility will create an unusual parking deficit in the Shopping Center, because the Center is under-parked and the reciprocal or shared parking agreement recorded on the property provides for adequate parking with the BioLife Facility as proposed. This is consistent with the findings of the Planning Commission in support of the CUP 20-08 approval, consistent with the 2019 Parking Study accepted by the City in connection with its approval of the Starbuck’s/Wendy’s Project, and consistent with the City’s goals of enhancing the economic viability of the Shopping Center. There is no evidence that the Project, as proposed, will have a potential substantial or detrimental impact on parking within the Shopping Center, or on traffic. There is further no evidence that the Project proposes a use which will generate parking or traffic that exceeds the reasonable capacity of the Center, as indicated above. Parking for the BioLife Facility does not warrant the preparation of a comprehensive parking or traffic study for the reasons I have outlined in this report. Jeff Tarris JCW Development, LLC October 5, 2020 Page 9 of 19 13770-03 Parking Memorandum 201005 Urban Crossroads, Inc. has been providing traffic, air and noise consulting services since 2000. I am a registered traffic engineer in the state of California and have been working in the field since 1990 (Attachment E – Urban Crossroads qualifications and resumes). Respectfully submitted, URBAN CROSSROADS, INC. Jose Alire, PE Senior Traffic Engineer Jeff Tarris JCW Development, LLC October 5, 2020 Page 10 of 19 13770-03 Parking Memorandum 201005 This page left intentionally blank Jeff Tarris JCW Development, LLC October 5, 2020 Page 11 of 19 13770-03 Parking Memorandum 201005 ATTACHMENT A SECTION 19.06.020 OF THE CITY’S DEVELOPMENT CODE TABLE 06.01 1468TABLE 06.01 COMMERCIAL ZONES LIST OF PERMITTED, DEVELOPMENT PERMITTED AND CONDITIONALLY PERMITTED USESThe following list represents those primary uses in the commercial zones, which are Permitted (P), subject to an Administrative or Development Permit (D), or a Minor-Conditional Use Permit (C). Those with a -- are not permitted uses in that zone. (Ord. MC-1381, 12-19-12)LAND USE ACTIVITYCO CG-1 CG-2 CG-3 CR-1 CR-2 CR-3 CR-4 CH CCS-1 CCS-2A. Administrative &Professional Offices-ServicesD D D D D D D -- D D DCommercial Establishments where theadministrative, clerical and managerialfunctions of a business of industry areconducted or where members of aprofession conduct their practice(e.g., accounting or engineering)B. Assembling, Processing Facilities-- -- -- -- -- -- -- -- D -- --Establishments, which perform theassembling, cleaning, manufacturing,processing, repairing or testing ofproducts and welding and excludingexplosives, conducted entirely within anenclosed structure [Rev. June 2020] [Return to Municipal Code Contents] [Return to Title 19 Contents] 1469LAND USE ACTIVITYCO CG-1 CG-2 CG-3 CR-1 CR-2 CR-3 CR-4 CH CCS-1 CCS-2C. Automotive-Related UsesCommercial establishments, which provide parts, repair, sale and service for autos, RVs and trucks. Examples of allowable land use activities include, but are not limited to, the following:1. Auto Parts Sales – No Installations-- D D D D D -- D D D D2. Auto Parts Sales – With Installations- D D D D D -- D D -- D3. Auto Repair (e.g., bodywork, engine and drive train, painting and misc. work)-- C C -- C -- -- C C -- C4. Car, RV and Truck Sales – New-- D D -- D -- C D D D D5. Car, RV and Truck Sales – Used-- C C -- C -- C D1C C C6. Car Washes-- C C C -- -- -- D C -- C7. Impound Vehicle Storage Yards-- -- -- -- -- -- -- -- C -- --8. Service StationsC C C C C C C C C C --9. Vehicle Leasing-Rental-- D D D -- D -- D D D D [Rev. June 2020] [Return to Municipal Code Contents] [Return to Title 19 Contents] 1470LAND USE ACTIVITYCO CG-1 CG-2 CG-3 CR-1 CR-2 CR-3 CR-4 CH CCS-1 CCS-2D. Boarding-Lodging FacilitiesCommercial establishments, which provide boarding, camping spaces-facilities, and lodging (with or without meals). Examples of allowable land use activities include, but are not limited to, the following:1. Boarding Houses-- -- C -- -- C -- -- -- -- --2. Fraternities-Sororities-- -- -- C -- -- -- -- -- -- --3. Hotels-Motels-- C C -- -- C C -- -- C --4. RV Parks-- C C -- -- -- -- -- C -- --5. Single Room Occupancy (SROs)-- -- C -- -- C -- -- -- -- --6. Extended Lodging Facilities -- -- -- -- -- C C -- -- -- --(Ord. MC-1126, 6-04-02) [Rev. June 2020] [Return to Municipal Code Contents] [Return to Title 19 Contents] 1471LAND USE ACTIVITYCO CG-1 CG-2 CG-3 CR-1 CR-2 CR-3 CR-4 CH CCS-1 CCS-2E. Eating-Drinking EstablishmentsCommercial establishments, which serve prepared food or beverages for consumption on or off the premises. Examples of allowable land use activities include, but are not limited to, the following:1. Night Clubs-Bars-Lounges-- C C C C C C -- -- C --2. Restaurants – No Drive-ThruD D D D D D D -- D D D3. Restaurants – With Drive-Thru(Ord. MC-1436, 12-21-16)-- C C C -- C2C -- -- -- --4. Restaurants – Take-Out Only (No seats)D D D D D D D -- D D DF.Entertainment-RecreationCommercial establishments, which provide participant-spectator amusement, entertainment or sport, primarily for financial gain. Examples of allowable land use activities include, but are not limited to, the following:1. Adult Entertainment-- -- -- -- -- -- -- -- D -- -- [Rev. June 2020] [Return to Municipal Code Contents] [Return to Title 19 Contents] 1472LAND USE ACTIVITYCO CG-1 CG-2 CG-3 CR-1 CR-2 CR-3 CR-4 CH CCS-1 CCS-22. Auditoriums, Convention Halls and TheatersC C C C C C C -- C C C3. Banquet HallsC C C C C C C -- C C C4. Movie Theaters 4C C C C C C C -- C C C5. Miscellaneous IndoorD D D D D D D -- D D D6. Miscellaneous OutdoorC C C C C C C -- C C CG. FinancialCommercial establishments, which engage in monetary transaction not directly related to the sale of a product-service.D D D D D D D -- D D DH. Medical-Care Facilities-Social ServicesCommercial establishments, which provide services of a medical-care nature, related to the health and welfare of the City’s residents. Examples of allowable land use activities include, but are not limited to, the following:1. Blood BanksC C -- -- -- -- -- -- -- -- -- [Rev. June 2020] [Return to Municipal Code Contents] [Return to Title 19 Contents] 1473LAND USE ACTIVITYCO CG-1 CG-2 CG-3 CR-1 CR-2 CR-3 CR-4 CH CCS-1 CCS-22. Emergency Shelters-- -- -- -- -- C -- -- C -- --3. Health Clinics-Outpatient SurgeryD D D D D5D D -- -- D --4. Medical OfficesD D D D D D D -- D D D5. HospitalsC C -- -- -- -- -- -- -- -- --6. Outpatient – Treatment ProgramsC C C -- -- -- -- -- -- D --7. Residential Care FacilitiesC C C -- -- C -- -- -- -- --8. Senior-Congregate Care FacilitiesC C C -- -- C -- -- -- -- --9. Social Services CentersC C C C -- C C -- -- -- --I. Personal ServiceCommercial establishments, which provide needed services of a personal nature. Examples of allowable land use activities include, but are not limited to, the following:1. Barber-Beauty-Nail ShopsD D D D D D D -- -- D D2. Dance Schools-Karate StudiosD D D D D D D -- -- D D3. Dry CleanersD D D D D D D -- D -- D [Rev. June 2020] [Return to Municipal Code Contents] [Return to Title 19 Contents] 1474LAND USE ACTIVITYCO CG-1 CG-2 CG-3 CR-1 CR-2 CR-3 CR-4 CH CCS-1 CCS-24. Health-Athletic ClubsD D D D D D D -- -- D D5. Laundromats (self-serve)-- D D D -- D -- -- -- -- DJ. Retail CommercialCommercial establishments, which sell merchandise generally needed-desired by the community. Examples of allowable land use activities include, but are not limited to, the following:1. Convenience Stores-- C C C -- -- -- -- -- -- --2. Drug StoresD D D D D D D -- D D D3. Flower-Gift ShopsD D D D D D D -- D D D4. General Merchandise (including Supermarkets)-- D D D D D D -- D D D5. Home Improvements with Outdoor Display of Lumber, Garden and Nursery Items-- D D D -- -- D -- D -- --6. Indoor Retail Concession Malls-- C C -- -- -- -- -- C -- --7. Liquor Stores-- C C C C C C -- -- C C [Rev. June 2020] [Return to Municipal Code Contents] [Return to Title 19 Contents] 1475LAND USE ACTIVITYCO CG-1 CG-2 CG-3 CR-1 CR-2 CR-3 CR-4 CH CCS-1 CCS-28. Medical Equipment and SuppliesD D D -- D D -- -- -- -- --9. Mini-Malls-- C C C -- -- C -- -- C --10. Mobile Home Sales-- D D D -- D D D D -- D11. Neighborhood Grocery Stores (with or without alcohol sales) -- C C C -- C -- -- C -- --(Ord. MC-1093, 3-05-01)12. Nurseries-Garden Supplies-- D D D D -- D -- D D D13. Office Supplies-EquipmentD D D D D D D -- D D D14. Specialty Food Stores (no alcohol sales)D D D D D D D -- D D DK. Service CommercialCommercial establishments, which store large inventories of goods typically in industrial-style structures where goods are not produced on the site, but are offered for sale. Examples of allowable land use activities include, but are not limited to, the following:1. Catering Establishments-- D D -- -- D D -- D D D2. Cleaning-Janitorial-- D D -- -- D D -- D D D [Rev. June 2020] [Return to Municipal Code Contents] [Return to Title 19 Contents] 1476LAND USE ACTIVITYCO CG-1 CG-2 CG-3 CR-1 CR-2 CR-3 CR-4 CH CCS-1 CCS-23. Copy Centers/Postal Service Centers and BlueprintingD D D D D D D -- D D D4. Equipment Rental/Sales/Service Yard-- -- -- -- -- -- -- -- D -- --5. Laboratories (e.g., Film, Medical and Dental, “R&D”, etc.)D D D D D D D -- D D D6. Misc. Repairs/Services (indoors only)-- D D D D D D -- D D D7. Publishing/Printing Plants-- -- -- -- -- D -- -- D D D8. Recycling FacilitiesD6D6D6D6D6D6D6D6D6D6D69. Recycling Facilities (reverse vending only)D D D D D D D -- D D D10. Veterinary Services – Animal Boarding-- C C C13-- -- -- -- C -- C11. Veterinary Services – No Animal Boarding-- D D -- -- -- -- -- D -- --12. Welding and Related Uses-- -- -- -- -- -- -- -- D -- -- [Rev. June 2020] [Return to Municipal Code Contents] [Return to Title 19 Contents] 1477LAND USE ACTIVITYCO CG-1 CG-2 CG-3 CR-1 CR-2 CR-3 CR-4 CH CCS-1 CCS-2L. Other1. Antennae-Satellite DishD D D D D D D D D D D2. Bakeries (Commercial)-- -- D -- -- -- -- -- -- D D3. Cable Companies-- D -- -- -- -- -- -- D -- --4. Clubs, Lodges and Meeting HallsD D D -- D7D D -- D D D5. Combination Residence-Office8C -- -- -- -- -- -- -- -- -- --6. Commercial Cannabis Activities14-- D D D -- D D -- D D D7. Day Care FacilitiesC D D D D D D D D D D8. Educational Services (except Trade-Tech)-- C C -- D7C -- -- D -- --9. Fences-WallsD D D D D D D D D D D10. Fuel Dealers-- -- -- -- -- -- -- -- C -- --11. Funeral Parlors-Mortuaries-- C C -- -- -- -- -- -- -- --12. Heliports-HelipadsC C -- -- -- -- C -- C -- --13. LibrariesD D D D D D D -- D D D14. Mini-storage-- C9-- -- -- -- -- -- -- -- -- [Rev. June 2020] [Return to Municipal Code Contents] [Return to Title 19 Contents] 1478LAND USE ACTIVITYCO CG-1 CG-2 CG-3 CR-1 CR-2 CR-3 CR-4 CH CCS-1 CCS-215. Mixed-Use (excluding residential)D D D D D D D -- D D --16. Mixed-Use Commercial and Residential Development (including Artist Colony and combination residence-office)D D D D D D D -- -- D --17. Multi-Family Housing-- -- D10-- -- D -- -- -- -- --18. MuseumsD D D D D D D -- D D D19. Office Conversion from Single-Family ResidentialD11D D11D D D D -- D D D20. Parking LotsD D D D D D D D D D D21. Parking StructuresD -- -- -- D D D -- -- -- --22. Pipelines (as defined by Section 19.20.030.12.E or as superseded by State or Federal law)C C C C C C C C C C C23. Police-Fire ProtectionD D D D D D D D D D D24. Public Utility UsesD D D D D D D D D D D25. Radio-Television Broadcasting-- D -- -- D12D -- -- D D D [Rev. June 2020] [Return to Municipal Code Contents] [Return to Title 19 Contents] 1479LAND USE ACTIVITYCO CG-1 CG-2 CG-3 CR-1 CR-2 CR-3 CR-4 CH CCS-1 CCS-226. Religious Facilities-- C C C C C C -- C C C27. Single-Family Residential (existing)P P P P P P P P P P P28. Swap Meets-- -- -- -- -- -- -- -- C -- --29. Temporary Uses (subject to [T] Temporary Use-Special Use PermitT T T T T T T T T T T30. Trade-Tech SchoolsC D D -- D12D D -- -- D --31. Transit Center-- -- -- -- -- -- -- -- -- D --32. Winery-Microbrewery-- C C C C C C -- C C C1 Used vehicle sales may only be in conjunction with a “new” sales dealer.2 Only on properties in the Freeway Corridor Overlay District with frontage on 5th Street. Ord. MC-1338, 11-16-104 Project with any single theater (regardless of others) having auditoriums of 3,000 square feet or less and 200 seats or fewer unless exempt by Development Agreement in place by February 22, 2012. Applies to theaters established after February 22, 2012.5 Ord. MC-1115, 2-05-026 Must be in compliance with Section 19.06.030(2)(Q)7 Ord. MC-1115, 2-05-028 Ord. MC-1218, 3-07-069 Ord. MC-1035, 11-17-9810 Requires approval by Council11 Refer also to Table 06.0312 Ord. MC-1115, 2-05-0213 Ord. MC-1492, 5-02-1814 Ord. MC-1519, 7-17-19 [Rev. June 2020] [Return to Municipal Code Contents] [Return to Title 19 Contents] Jeff Tarris JCW Development, LLC October 5, 2020 Page 12 of 19 13770-03 Parking Memorandum 201005 This page left intentionally blank Jeff Tarris JCW Development, LLC October 5, 2020 Page 13 of 19 13770-03 Parking Memorandum 201005 ATTACHMENT B JANUARY 2019, PARKING STUDY FOR THE SHOPPING CENTER PARKING STUDY FOR THE HIGHLAND PLAZA SHOPPING CENTER IN THE CITY OF SAN BERNARDINO Prepared by: Kimley-Horn and Associates, Inc. 765 The City Drive, Suite 200 Orange, CA 92868 January, 2019 PARKING STUDY FOR THE HIGHLAND PLAZA SHOPPING CENTER IN THE CITY OF SAN BERNARDINO TABLE OF CONTENTS INTRODUCTION ............................................................................................................................. 1 PROJECT DESCRIPTION ................................................................................................................ 1 Existing Project Site ................................................................................................................... 1 Proposed Project ........................................................................................................................ 3 CITY OF SAN BERNARDINO PARKING REQUIREMENTS ............................................................ 5 Required Parking for Highland Plaza – Existing Conditions .................................................. 5 PARKING ANALYSIS ....................................................................................................................... 6 Observed Parking Demand ....................................................................................................... 6 Future Parking Demand ............................................................................................................ 8 Summary................................................................................................................................... 10 LIST OF FIGURES Figure 1 – Existing Highland Plaza Center ................................................................................... 2 Figure 2 – Proposed Site Plan ....................................................................................................... 4 Figure 3 – Parking Data Collection Zones .................................................................................... 7 LIST OF TABLES Table 1 – Summary of Parking Data Collection ........................................................................... 9 Highland Plaza - 1 -Kimley-Horn and Associates, Inc. Parking Study January, 2019 PARKING STUDY FOR THE HIGHLAND PLAZA SHOPPING CENTER IN THE CITY OF SAN BERNARDINO INTRODUCTION This report has been prepared to evaluate the parking requirements for Highland Plaza, an existing shopping center located in the northeastern portion of the City of San Bernardino. The Applicant proposes to demolish an existing stand-alone retail building at the front of the site (adjacent to Highland Avenue) and to construct two new buildings with drive-through restaurants and retail space. The Project will result in a reduction in the overall parking supply, and a parking variance will be required. This parking analysis has been conducted to determine whether or not the requested parking variance can be supported by analysis of empirical parking data for the center. PROJECT DESCRIPTION Existing Project Site Highland Plaza is located on the southeast corner of the intersection of Highland Avenue and Sterling Avenue, in the City of San Bernardino. An aerial photo of the existing center is presented on Figure 1. The site consists of a variety of commercial uses totaling 144,378 square feet. The center is currently 92% occupied. The current mix of uses within the Highland Plaza center is as follows: Summary of Highland Plaza Site Uses Existing Conditions Use Square Feet % of Total Retail 99,738 69.1% Restaurant 9,009 6.2% Fitness Center 23,555 16.3% Vacant 12,076 8.4% Total 144,378 100% Highland Plaza - 3 -Kimley-Horn and Associates, Inc. Parking Study January, 2019 The site currently provides a total of 659 parking spaces. The main parking area at the front of the site is accessed via two driveways along Highland Avenue and one driveway along Sterling Avenue. Additional parking behind the buildings may be accessed via one driveway each on Highland Avenue and Sterling Avenue. Proposed Project A copy of the proposed Project site changes is provided on Figure 2. The proposed Project involves the following changes to Highland Plaza: ·The stand-alone building at the front of the site, adjacent to Highland Avenue will be removed. The building is a 6,937-square-foot X4 athletic shoe store. ·Two new buildings, each with a drive-through lane, will be constructed. §A 5,184-square-foot building with a 2,184-square-foot drive-through Starbucks and a 3,000-square-foot retail suite. §A Wendy’s drive-through restaurant – 2,502 square feet. ·The Project would result in a net increase of approximately 749 square feet of building space in the center. ·The parking area and drive aisles in the area where the demolition and construction will take place will be reconfigured. The construction of the two new buildings and the reconfiguration of the parking will result in a loss of 78 parking spaces in this portion of the site. The following provides a summary of the existing and proposed site uses and square footages for the shopping center with the proposed site changes. Summary of Highland Plaza Site Uses Proposed Project Use Existing SF Proposed SF % of Total Project Change Retail 99,738 98,303 67.7%-1,435 Restaurant 9,009 11,193 7.7%2,184 Fitness Center 23,555 23,555 16.2%0 Vacant 12,076 12,076 8.3%0 Total 144,378 145,127 100% 749 Highland Plaza - 5 -Kimley-Horn and Associates, Inc. Parking Study January, 2019 CITY OF SAN BERNARDINO PARKING REQUIREMENTS Required Parking for Highland Plaza – Existing Conditions The parking requirement for the Highland Plaza center is 1 space per 250 square feet. Based on this parking ratio, the parking requirement for the existing uses in the Highland Plaza center is 578 spaces. The current parking supply is 659 spaces, resulting in an existing surplus of 81 spaces, based on the City parking requirement. Summary of Highland Plaza Parking Existing Conditions Existing Square Footage 144,378 Sq. Ft. Parking Ratio 1 per 250 Sq. Ft. Required Parking 578 spaces Existing Parking Supply 659 spaces Parking Surplus 81 spaces Required Parking for the Proposed Highland Plaza Project The proposed Project would demolish the existing retail building at the front of the center and construct two new buildings with drive-throughs. The Project would increase the shopping center square footage by 749 square feet, for a total of 145,127 square feet, and would result in the loss of approximately 78 parking spaces, resulting in a remaining parking supply of 581 spaces. The parking requirement for the center after completion of the proposed Project would be 581 spaces, resulting in a balanced site, based on the City requirement. Summary of Highland Plaza Parking With Proposed Project Proposed Square Footage 145,127 Sq. Ft. Parking Ratio 1 per 250 Sq. Ft. Required Parking 581 spaces Proposed Parking Supply 581 spaces Parking Deficit 0 spaces Highland Plaza - 6 -Kimley-Horn and Associates, Inc. Parking Study January, 2019 PARKING ANALYSIS Observed Parking Demand The existing parking demand characteristics for Highland Plaza were surveyed, to determine the actual parking demand generated by the existing uses in the center. Parking data was collected throughout the center once every hour from 8:00 AM to 6:00 PM on the following dates: ·Wednesday, November 7; ·Thursday, November 8; and ·Saturday, November 10. The parking lot was divided into 12 parking zones for data collection purposes, as shown on Figure 3. The number of parking spaces in each zone is as follows: Zone # of Parking Spaces A 77 B 23 C 56 D 38 E 43 F 64 G 59 H 77 I 76 J 91 K 55 Total 659 Highland Plaza - 8 -Kimley-Horn and Associates, Inc. Parking Study January, 2019 A summary of the total number of parking spaces occupied in each parking zone for the three data collection days is provided on Table 1. The parking data indicates that the peak parking demand at the Highland Plaza was as follows: ·255 parking spaces on Wednesday, between Noon and 1:00 PM; ·247 parking spaces on Thursday, between 3:00 and 4:00 PM; and ·313 parking spaces on Saturday, between 2:00 and 3:00 PM. The center is currently 92% occupied. When this parking demand is adjusted to account for the 8% vacancy, the peak parking demand for the existing center, if it were fully occupied, is estimated to be: ·277 parking spaces on Wednesday; ·268 parking spaces on Thursday; and ·340 parking spaces on Saturday. Based on this parking data, it is observed that the Highland Plaza shopping center parking demand is less than 50% of the parking supply on weekdays, and slightly more than 50% on a typical Saturday. At all times throughout the data collection period, there were more than 200 empty parking spaces in the center. Future Parking Demand The shopping center currently provides 659 parking spaces. With the proposed Project, the parking supply in Parking Zones C and D (see Figure 3) would be most affected by the Project. Although all of the parking areas for the shopping center are available to customers of all tenants, customers prefer and are most likely to park in the parking field closest to their destination, if it is available; therefore, this analysis focuses on the parking areas closest to the proposed site changes. Zones C and D consist of 56 and 38 parking spaces, respectively, for a total of 94 spaces. These parking areas will be reconfigured to accommodate the proposed two new buildings. At Project completion, the parking areas around the two new buildings will provide 48 spaces. During the data collection periods, the existing peak parking demand in Zones C and D was as follows: ·25 parking spaces on Wednesday, between Noon and 1:00 PM; ·17 parking spaces on Thursday, between 2:00 and 3:00 PM; and ·29 parking spaces on Saturday, between 2:00 and 3:00 PM. This parking demand is assumed to be associated primarily with the X4 athletic shoe store, which will be demolished. Highland Plaza - 10 -Kimley-Horn and Associates, Inc. Parking Study January, 2019 With construction of the proposed Project, the existing parking demand in Zones C and D would be eliminated, and would be replaced by the parking demand associated with the two new buildings. Based on the parking ratio of 1 space per 250 square feet, the parking requirement associated with the two new buildings would be 31 parking spaces. As shown on the site plan, the parking area directly serving the two new buildings will provide 48 parking spaces. The parking requirement of 31 spaces for the two new buildings can be accommodated by the future parking supply of 48 spaces, with a surplus of 17 spaces. The proposed Project is not anticipated to cause an increased demand for parking in any other areas of the parking lot. In the event that the parking demand for the two new buildings were to exceed the parking supply of 48 spaces immediately adjacent to the buildings, the available parking in the remainder of the parking lot would be more than adequate to accommodate the overflow. Any parking demand overflow from the two new buildings would most likely occur in the outer area of the main parking field (Zones H and I), which, while being closest and most convenient to the two new buildings, would, conversely, be farthest from, and least desirable to the rest of the businesses in the center. At all times throughout the data collection period, there were 80 or more empty parking spaces in Zones H and I. The existing availability of more than 200 parking spaces in the Highland Plaza center, and more than 80 parking spaces in Zones H and I (observed through the parking data collection) would easily accommodate any parking demand in excess of the 48-space parking supply for the two new buildings. Summary ·The Highland Plaza shopping center consists of 144,378 square feet of commercial space. The center is currently 92% occupied. ·The Applicant proposes to demolish the existing stand-alone retail building at the front of the site, adjacent to Highland Avenue, and to construct two new buildings with retail and drive-through restaurant space. The net change due to the project would be an additional 749 square feet of space. ·The center currently provides 659 parking spaces. The project would reduce the overall parking supply by 78 spaces. Upon completion of the Project, the site parking supply will be reduced to 581 spaces. ·The parking requirement for the existing site uses is 578 spaces. Based on this parking requirement, the Highland Plaza shopping center has a parking surplus of 81 spaces. ·The parking requirement for the proposed Project uses would be 581 spaces. The resulting parking supply would satisfy this requirement. Highland Plaza - 11 -Kimley-Horn and Associates, Inc. Parking Study January, 2019 ·Existing parking data collection was conducted through the Highland Plaza center on two typical weekdays and a typical Saturday. ·The current peak demand for parking at Highland Plaza was observed to be 313 spaces during the midday on a typical Saturday. ·The existing parking demand in the area of the parking lot that would be affected by the proposed Project (parking Zones C and D) was observed to be 29 spaces. With completion of the proposed Project, this parking demand would be eliminated. ·The new parking area for the two new buildings will provide 48 spaces. The parking requirement for the two new buildings would be 31 spaces. ·In the event that the parking demand for the two new buildings were to exceed the parking supply of 48 spaces immediately adjacent to the buildings, any parking demand overflow would occur in the outer area of the main parking field (Zones H and I). At all times throughout the data collection period, there were more than 80 empty parking spaces in Zones H and I. ·The existing availability of more than 200 parking spaces in the Highland Plaza center, and more than 80 parking spaces in Zones H and I (observed through the parking data collection) would easily accommodate any parking demand in excess of the 48-space parking supply for the two new buildings. Jeff Tarris JCW Development, LLC October 5, 2020 Page 14 of 19 13770-03 Parking Memorandum 201005 This page left intentionally blank Jeff Tarris JCW Development, LLC October 5, 2020 Page 15 of 19 13770-03 Parking Memorandum 201005 ATTACHMENT C AGENDA ITEM 4 Jeff Tarris JCW Development, LLC October 5, 2020 Page 16 of 19 13770-03 Parking Memorandum 201005 This page left intentionally blank Jeff Tarris JCW Development, LLC October 5, 2020 Page 17 of 19 13770-03 Parking Memorandum 201005 ATTACHMENT D APPENDED LEASE AGREEMENT Jeff Tarris JCW Development, LLC October 5, 2020 Page 18 of 19 13770-03 Parking Memorandum 201005 This page left intentionally blank Jeff Tarris JCW Development, LLC October 5, 2020 Page 19 of 19 13770-03 Parking Memorandum 201005 ATTACHMENT E URBAN CROSSROADS QUALIFICATIONS AND RESUMES QUALIFICATIONS PACKAGE TRAFFIC, TRANSPORTATION PLANNING, MODELING, AIR QUALITY, ENERGY AND NOISE ANALYSIS 20170201 Quals_Traffic_Air_Noise 260 E. Baker Street | Suite 200 | Costa Mesa, CA 92626 | (949) 660-1994 | urbanxroads.com > URBAN CROSSROADS, INC. ABOUT URBAN CROSSROADS Founded in 2000, Urban Crossroads, Inc. is a California “S” Corporation and certified Small Business (SBE_#48585) and a leading provider of traffic, air and noise consulting services. We serve both public and private sector clients to provide forecasting, analysis and design for all modes of transportation. At Urban Crossroads we recognize the importance of delivering a timely work product that satisfies the regulatory requirements while communicating with our clients throughout the process. TRANSPORTATION Urban Crossroads provides a full range of traffic services that include traffic impact analysis, traffic engineering, travel demand modeling, simulations and many other traffic related services. In addition, to these services, we actively maintain our expertise with the latest analytical tools for long-range forecasting models, intersection level of service analysis methodologies and traffic simulation. TRAFFIC IMPACT ANALYSIS To accommodate the needs of our clients, Urban Crossroads offers traffic impact analysis services to support the environmental review process and CEQA requirements. While the traffic impact analysis services typically include a review evaluation of both existing conditions and the effects of future development upon infrastructure requirements, we provide services ranging from conceptual planning/feasibility studies to detailed traffic engineering recommendations. This includes site plan development and access, trip generation studies, vehicle miles travelled, traffic study reports, parking utilization/demand studies and traffic mitigation phasing strategies. TRAFFIC ENGINEERING Urban Crossroads provides a full range of traffic engineering design capabilities including traffic signal design, signal warrant studies, roundabout design, signing and striping, and traffic control plans for the maintenance and protection of traffic. Work products include concept plans, improvement plans, traffic safety recommendations, and evaluations of traffic control devices and other traffic related intersection and roadway design features. MODELING & SIMULATIONS Urban Crossroads, Inc. has always maintained in-house traffic modeling expertise. We actively develop, maintain and run a variety of locally recognized traffic forecasting models using tools such as TransCAD™, and CUBE. Our core staff has been together over fifteen years and has performed major modeling assignments for the cities of Newport Beach, Menifee, Moreno Valley, Hemet, Lake Elsinore, San Juan Capistrano, Irvine, Indian Wells, Indio, Palm Desert, Rancho Mirage, Banning, Beaumont, Coachella, Huntington Beach, and the towns of Mammoth Lakes and Apple Valley. To support these work efforts, we have developed expertise in land use, socio-economic datasets and network topology using ESRI® GIS software. CIRCULATION PLANNING Urban Crossroads, Inc. has performed general plan circulation element / citywide traffic studies for numerous local jurisdictions, including the recently completed General Plan Circulation traffic studies for the City of Menifee and Rancho Santa Margarita. Typical activities include evaluation of land use alternatives, circulation system planning, as well as the preparation of goals, policies, and implementation programs. Our outstanding work was recognized in 2008 in the form of a national award by the American Planning Association for our technical traffic analysis effort as part of the Newport Beach General Plan update process. 260 E. Baker Street | Suite 200 | Costa Mesa, CA 92626 | (949) 660-1994 | urbanxroads.com TRAFFIC CALMING As the area wide traffic increases and cut-through or diverted traffic spreads to nearby neighborhoods, traffic calming studies are often conducted as a means to identify solution for traffic in these sensitive areas. Using professional engineering guidelines, Urban Crossroads will develop measures to satisfy local criteria. COMPLETE STREETS The increasingly inter-modal aspects of transportation are addressed by Urban Crossroads on an integrated basis. Urban Crossroads staff has prepared detailed studies of on-road and rail transit services (including corridors and stations), and developed community circulation plans which successfully incorporate pedestrian and bikeway networks. The Urban Crossroads multidisciplinary approach is responsive to AB 1356, the California Complete Streets Act of 2008. This law requires cities and counties to include complete streets policies in their general plans so that roadways are designed to safely accommodate all users, including bicyclists, pedestrians, transit riders, children, older people, and disabled people, as well as motorists. Sustainable transportation networks are designed to improve the balance between environmental goals, community objectives, and performance (mobility and safety). Urban Crossroads, Inc. provides context sensitive design guidance related to the integration of land use and transportation strategies that ensure the reduction of vehicle emissions by residents, employees and patrons. AIR QUALITY Urban Crossroads provides air quality, greenhouse gas and health risk assessment analysis services to meet national, state and various local compliance standard requirements. Services range from transportation and construction development projects to long-term stationary and mobile source emitters. In determining potential air quality impacts, Urban Crossroads utilizes industry-standard models to study the source-specific pollutant emissions. Urban Crossroads staff has extensive experience using United States Environmental Protection Agency (US EPA) Air Dispersion models, including ISCST3 and AERMOD; and air quality Models accepted for use in California including URBEMIS, EMFAC, CALINE4 and CAL3QHC. AIR QUALITY ANALYSIS In determining potential air quality impacts, Urban Crossroads utilizes industry-standard models to study the source-specific pollutant emissions. Urban Crossroads staff has extensive experience using United States Environmental Protection Agency (US EPA) Air Dispersion models, including ISCST3 and AERMOD; and air quality Models accepted for use in California including CalEEMod, URBEMIS, EMFAC, CALINE4 and CAL3QHC. GREENHOUSE GAS Urban Crossroads Inc. has been advising clients on greenhouse gas and climate change since the passage of the Global Warming Solutions Act of 2006 (AB 32). Our staff has been at the forefront working both collaboratively and tirelessly with local agencies and project proponents on how best to address greenhouse gases in CEQA documents due to the evolving nature and lack of technical guidance. Our staff is also actively involved in the development of Climate Action Plans (CAPs) for local jurisdictions. HEALTH RISK ASSESSMENT Whether a Project is adjacent to an existing freeway or a Project results in heavy-duty diesel trucks with the potential to emit air toxic and criteria pollutants, Urban Crossroads, Inc. staff has extensive experience with the analysis and mitigation of air toxic and criteria pollutants. Urban Crossroads Inc. has a strong technical background in the preparation of air toxic and criteria pollutant health risk assessments. Urban Crossroads Inc. prepares air toxic and criteria pollutant health risk assessments for both on-site and off-site sensitive land uses. A health risk assessment is typically prepared when either a Project is emitting toxic and criteria pollutants to the surrounding community or when a Project is subjected to toxic and criteria pollutants based on the existing environmental setting. Our staff utilizes industry-standard modeling methodology in order to accurately determine if potential health impacts may occur. 260 E. Baker Street | Suite 200 | Costa Mesa, CA 92626 | (949) 660-1994 | urbanxroads.com ENERGY ANALYSIS An Energy Analysis Report is done to satisfy Appendix F (Energy Conservation) of the 2014 CEQA Statute and Guidelines and ensure that the energy implications of a proposed Project are considered through the quantification of anticipated energy usage associated with the construction and operation of a proposed Project, as well as a determination of whether the Project results in an efficient, typical, or wasteful use of energy. Appropriate mitigation measures, if necessary, are also identified for inclusion in the CEQA document. Appendix F requires an analysis of a Project’s potential energy use including transportation-related energy, sources of energy supply, and ways to reduce energy demand, including the use of efficient transportation alternatives. CEQA Guidelines provide specific recommendations regarding factors to consider when analyzing a Project’s energy impacts, such as transportation energy use, the effect of the project on local and regional energy supplies, and the types of energy that may be consumed during construction and operation of the proposed Project. NOISE Urban Crossroads provides the full spectrum of environmental noise measurement and analysis expertise. This may include a preliminary noise study to establish the barrier height requirements for tentative tract map approval, detailed building assembly requirements as part of a final noise study to satisfy the interior noise requirements, project operational stationary-source noise levels and potential short-term construction noise impacts. In addition, our noise group maintains a strong technical background in the application and development of noise prediction models. NOISE LEVEL MEASUREMENTS Urban Crossroads, Inc. provides both short and long-term noise level measurements to assess the existing noise environment and effectively analyze the contributions of a given project on future ambient noise levels. Noise level measurements provide an understanding of existing conditions as they relate to local regulations and the noise-sensitive land uses in a given study area. Our staff is experienced with collecting noise level measurements for a variety of projects from residential homes to commercial and warehouse developments, and use equipment which meets the latest American National Standards Institute (ANSI) standard specifications for sound level meters. TRAFFIC NOISE PREDICTION Urban Crossroads provides traffic noise impact analysis services to support tentative tract map approval and environmental documents based on CEQA requirements. Through the use of Federal Highway Administration (FHWA) Traffic Noise Prediction Model programs and procedures, our staff evaluates the existing noise environment and projects future noise impacts related to both the off-site traffic noise levels from a project, and the on-site traffic noise levels to a project. Based on detailed research and analysis, we provide thorough recommendations on exterior and interior noise level mitigation measures to satisfy applicable Federal, State, and Local transportation noise standards. STATIONARY SOURCE NOISE Through the use of reference noise level measurements, Urban Crossroads, Inc. analyzes the impacts of operational stationary-source noise impacts on future noise environments. Our staff maintains reference noise levels on a variety of noise sources and can provide additional measurements to meet the needs of our clients. Reference noise level measurements allow our staff to forecast the future noise levels of commercial, industrial, and warehouse projects, amongst others, and the potential impacts to noise-sensitive land uses in their vicinity. Our analysis services can be utilized for both day and night operations, as well as projects with multiple potential noise sources. CONSTRUCTION NOISE Urban Crossroads, Inc. has prepared detailed studies for construction noise to meet a variety of local regulations, and addresses each project with the approach appropriate to meet the applicable noise standards. Our staff analyzes construction noise levels in a given study area by examining the existing environment and determining the best approach to reduce the noise levels from heavy machinery to nearby noise-sensitive land uses. Our experience includes the preparation of construction noise mitigation and monitoring plans, temporary construction barriers, and equipment staging analysis services.