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HomeMy WebLinkAbout4.3_Applicant Presentation_PA2010-141AMIL DELI Farmers + Merchants Bank Corona del Mar, ' Branch Farmers &Merchams .ELF.f9AT1fK • ' ELEVATION @ ALLEY FRONTAGE 100YEAR$ O PLANET DESIGN AMC.1 T E C TV XI YLANNI �'G 2 FARMERS + MERCHANTS BANK LOCATION AERIAL VIEW OF F + M BANK AND MUNICIPAL LOT 3 DETAILED AERIAL OF MUNICIPAL LOT 0 MODIFICATION OR WAIVER OF OFF- STREET PARKING REQUIREMENTS (20.66.100) Municipal parking facility (4'h and Dahlia) is located so as to be useful in connection with the proposed use - only one block away from FMB employee place of work. Per the CdM 2008 Walker Parking Study and recommendations as well as Planet Design / FMB observations over the past four (4) months with own documentation, it is clear that the lot is underutilized and that there is sufficient surplus available to Bank employees during their daytime business hours. The parking demand will also most likely be less than the code requirement as the net public area is significantly reduced due to lesser areas of usage -such as the large Vault, Storage, ATM Room, Elevator, Utilities, etc. In addition, per FMB - the other branches experience less demand for parking due to walk - in customers, etc. Long term occupancy of the building should not generate additional parking demand. It's a local community serving bank, within walking distance for many business patrons and residential customers. FMB also encourages employees who live in the local area to walk to work. In addition, FMB is also providing bicycle racks at both the Main Level at PCH frontage, and within the basement parking Garage off the Alley, both racks on —site, to encourage alternative means of transportation. 5 WHY SHOULD THE FMB PARKING WAIVER BE APPROVED? • Municipal lot at 4th and Dahlia is underutilized / less attractive to business customers, but advantageous and desirable to employees who park and work nearby all -day. • Guaranteed annual revenue for the City with FMB purchase of ten (10) annual passes. • Reduction in on- street parking, additional trip counts, traffic congestion / searching for available parking. • Self- enforced, no extra city time and expense involved. • Building to be fully renovated and brought to compliance with all codes and accessibility, including ADA parking. • FMB also assists with overall local parking management by offering its Garage parking for after — hours local restaurant usage with their evening overflow valet parking, thus reducing congestion and need for customer street parking as an alternative. 21 CORONA DEL MAR PARKING POLICY PLAN BY WALKER CONSULTANTS 12 /18/2008 PAGE 10 - 'OVERALL, THERE IS SUFFICIENT PARKING IN CORONA DEL MAR TO SUPPORT THE CURRENT LAND USES','... THERE IS USUALLY AVAILABLE PARKING NEARBY' PAGE 9 - 'OFF - STREET PARKING REQUIRES GENERALLY 90 - 95% OF THE FULL SUPPLY' (THIS WOULD EQUATE TO 28.8 - 30.4 SPACES AT THE SUBJECT 4T" AND DAHLIA LOT, SELDOM MORE THAN 15 SPACES USED, AS OBSERVED) PAGE 28 - ALTERNATE 1. IMPLEMENT ADDITIONAL POLICIES TO MAKE UNDERUTILIZED PARKING IN THE AREA AVAILABLE, PARTICULARLY TO EMPLOYEES AND OTHER LONG TERM PARKERS ... INCLUDING (PAGE 29)'FACILITATE AGREEMENTS, EITHER BETWEEN BUSINESSES OR BETWEEN BUSINESSES AND THE CITY, FOR THE PURPOSES OF MAKING UNDERUTILIZED OFF - STREET PARKING AVAILABLE TO PARKERS' PAGE 32 - RECOMMENDATIONS FROM THE COMMUNITY - "COVER' THE PARKING METERS IN THE PUBLIC PARKING LOT LOCATED ON CARNATION (4T" & DAHLIA - SUBJECT LOT) ... TO ENCOURAGE EMPLOYEES IN THE AREA TO PARK IN THIS LOT... RATHER THAN ON THE STREET'. ALSO,'PROHIBIT OVERNIGHT PARKING IN THE PUBLIC LOT ON CARNATION'. EVALUATION OF COMMUNITY RECOMMENDATIONS - PAGE 36'UN- METER THE CARNATION (4T" & DAHLIA) LOT. BECAUSE WALKER'S FIELD SURVEYS FOUND THAT THIS LOT IS OFTEN UNDERUTILIZED "... IT COULD BE A VIABLE SOURCE OF PARKING FOR SOME EMPLOYEES AND REDUCE PARKING IMPACTS ON ON- STREET CUSTOMER SPACES'. NOTE THAT BOTH OFF - STREET WEEKDAY AND WEEKEND PEAK OCCUPANCY FOR THE 4T" & DAHLIA LOT BLOCK (45) IS LESS THAN 50 % (PER WALKER STUDY - APPENDIX B). ALSO, WALKER'S OFF - STREET OCCUPANCY COUNTS (PG. 3 OF 3) FOR THE ACTUAL 4T" & DAHLIA LOT FOR WEEKDAY DAYTIME BUSINESS HOURS WAS 15 (OF 32) OR < 50%, AND FOR SATURDAY MORNING 14 (OF 32) ALSO < 50 %. 7 C'mal DESIGN C SRC Hi T 11R P U I N N N G FMB - CDM LOCAL MUNICIPAL LOT - LOAD ANALYSIS (Fourth & Dahlia Avenue Parking Lot Observations) MONTH WEEKDAYS (m -f) AM WEEKDAYS (m -f) PM SATURDAYS (9 -12) AVERAGES Avg. Usage /# Open Avg. Usage /# Open Avg. Usage AUGUST 7.16 / 24.84 (77.6 %) 10.40 / 21.6 (67.5%) 7.0 / 25.0 (78 %) 8.18 / 23.81 (74.4 %) SEPTEMBER 6.10 / 25.90 (80.9%) 6.27 / 25.73 (80.4 %) 9.20 / 22.8 (71.3%) 7.19 / 24.81 (77.5 %) OCTOBER( *) 3.25 / 28.75 (89.8%) 7.89 / 24.11(75.3%) 8.07 / 23.93 (74.8%) 6.40 / 25.6 (80.0 %) DAILY AVGS. 5.50/26.49(82.76%) 8.19/23.81(74.4%) 8.09 / 23.91 (74.7 %) KEY POINTS THIS IS AN INFORMAL SURVEY OF THE PARKING USAGE AT THE 4T" AND DAHLIA AVE. CNB MUNICIPAL LOT TAKEN DURING TYPICAL BUSINESS HOURS ON WEEKDAY MORNINGS (8 -12) AND AFTERNOONS (12 - 6), AS WELL AS SATURDAYS (8 -12) OVER MORE THAN A 2 - MONTH PERIOD, CONDUCTED BY PLANET DESIGN, THE FMB PROJECT ARCHITECTS. THIS IS NOT INTENDED TO BE A PROFESSIONAL SURVEY BUT THE PURPOSE AND RESULTS ACHIEVED CAN PROVIDE A GENERAL OVERVIEW OF THE TYPICAL USAGE OF THIS MUNICIPAL FACILITY, TO BE UTILIZED AS A GUIDELINE FOR THE FEASIBILITY AND IMPACT OF ITS USE AS A NEARBY, CONVENIENT AND ACCESSIBLE LOCATION FOR OFF -SITE PARKING TO BE PURCHASED FOR THE EMPLOYEES OF THE FARMERS+ MERCHANTS BANK. THE RESULTS OF THIS INFORMAL STUDY INDICATE THAT THERE IS TYPICALLY A SURPLUS OF AVAILABLE SPACES WELL IN EXCESS OF THE DESIRED NUMBER OF SPACES FOR THE FMB EMPLOYEES AT THIS NEARBY MUNICIPAL PARKING FACILITY, AVERAGING TEN (10 TO FIFTEEN (15) SPACES MORE THAN THE TEN (10) FMB SPACES (AT PEAK TIMES) REQUESTED. FMB DESIRES TO PURCHASE TEN (10) ANNUAL PARKING PASSES FOR THEIR EMPLOYEES USE AT THE NEW BANK FACILITY APPROXIMATELY ONE TO TWO BLOCKS AWAY FROM THE 4T" AND DAHLIA LOT. ( *) October 1, 2010 through October 7, 2010 2435 East Coast Highway Ste. 7 Corona del Mar, CA 92625 8 Tel: USA 949.721.5500 Fax: 949.721.5502 www.PlanetDesignlnc.com O PLANLT OE�IGN FMB - CDM LOCAL MUNICIPAL LOT - LOAD ANALYSIS r'L•7:ii7 NOVEMBER ( *) DECEMBER ( *) Fourth & Dahlia Avenue Parking Lot Observations November 19, 2010 -December 23, 2010 ( *) WEEKDAYS (m -f) AM WEEKDAYS (m -f) PM SATURDAYS (9 -12) REMARKS 7.19% 27.5% 24.55% 21.2% ""' 9�p' de6% 8^' 6o lTSG'o�ww�aaa- nnrnlGssoald... 12.8% 18.75% 2549 East Bluff Drive Ste. 297 Newport Beach, CA 92660 Tel: USA 949.554.4350 (temporary /Mobile) Fax: 949.720.7205 www.PlanetDesigninc.com A division of EDWARDS ARCHITECTURAL CORPORATION Email: suze@PlanetDesianinc.com E LU rw.wW.W. *W .rrrr r Yswr.rYrwrbr T r .w.«MM �. ... Yw rWrrrr. m WNyWMwAt A rwwYewwrrM . + � r wmww wr w.�'..» ..r•.. . ,+�• .. ..... r rNr r . ww(.. r�x. .. ...... wr.ry . .rr r r .ww .. 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STALL I- - o_ / A® LDBBYt o VAN L N' AREA �i.W I6�gEW W WPRIrt W p ADA SPACE I 1w J ® jI H U CL PARKIN VALET OAS. (ON SIT .) OPENINN W. 1 I EGRESS .I DR(2 APRON � �.. VALET DUEINGAREA o-' - - wPn GARAGE IR PAPKING SPACES Nz =) (FROM N1M) i.... r _., Y H — �e m Farmers and Merchants Bank Corona del Mar, CA Main Branch Facility Employee Off -Site Parking Plan February, 2010 °jo °'s , >,? lip All � r °pJ ° 2 s ° ? ^♦ ° �7 o pu p. Lip LEGEND -- - -- -FMB Employee Path of Travel O P[ANET DM4GN s" P^� f 06 2435 East Coast Highway Ste. 7 Corona del Mar, CA 92625 Tel: USA 949.721.5500 Fax: 949.721.5502 www.PlanetDesignlnc.com