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Home My WebLink About31A - 1044 EAST FOURTH REQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: CLERK OF COUNCIL USE ONLY: APRIL 16, 2007 TITLE VARIANCE NO. 2007-01 TO REDUCE PARKING STANDARDS FOR A HOME IMPROVEMENT WAREHOUSE AT 1044 EAST FOURTH STREET - HD SUPPLY, APPLICANT cf< iJJ)Ot2 APPROVED o As Recommended o As Amended o Ordinance on 1 sl Reading o Ordinance on 2nd Reading o Implementing Resolution o Set Public Hearing For CONTINUED TO --- FILE NUMBER CITY MANAGER RECOMMENDED ACTION Receive and file the staff report approving Variance No. 2007-01 as conditioned. PLANNING COMMISSION ACTION On March 26, 2007, the Planning Commission approved Variance No. 2007-01 as conditioned by a vote of 7:0 to allow a reduction in parking standards for a home improvement warehouse located at 1044 East Fourth Street in the Heavy Industrial (M-2) zoning district. The Planning Commission added conditions to require that all employees park on the project site and that the conditions of the variance be reviewed by the Planning Division after 90 days, 6 months, 1 year and annually there after from the date of issuance of the Certificate of Occupancy for the project (Exhibit A). Correspondence received for the project is attached as Exhibit B. FISCAL IMPACT There is no fiscal impact associated with this action. ~evino Executive Director Planning & Building Agency BA:rb ba/reports2007!va07-01 HD Supply.cc 31A-1 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: MARCH 26, 2007 TITLE: PUBLIC HEARING - FILED BY HD SUPPLY FOR VARIANCE NO. 2007-01 TO REDUCE PARKING STANDARDS FOR A HOME IMPROVEMENT WAREHOUSE AT 1044 EAST FOURTH STREET PLANNING COMMISSION SECRETARY APPROVED o As Recommended o As Amended o Set Pubiic Hearing For DENIED o Applicant's Request o Staff Recommendation CONTINUED TO Prepared by Bill Apple ~~ , Executive Director RECOMMENDED ACTION _~J'~ ~=~ . Planning Mager Adopt a resolution approving Variance No. 2007-01 as conditioned. DISCUSSION Request of Applicant Doug Couper, representing HD Supply, is requesting approval of a parking variance to reduce parking standards for a home improvement warehouse at 1044 East Fourth Street. Property Description The project site is a 4.3 acre irregularly shaped parcel located at the southwest corner of Fourth and Santa Fe Streets immediately east of the Atchison, Topeka and Santa Fe railroad line. There are two existing industrial buildings on the site that total 89,842 square feet. Building "AU is 55,021 square feet in size with Building "BU consisting of 34,821 square feet. The two buildings were previously used for distribution and warehouse uses. The site has a zoning designation of Heavy Industrial (M-2) and a General Plan designation of Industrial (IND). Surrounding the property are industrial uses to the north, a telecommunications switching station and industrial uses to the east, the First Street underpass to the south and railroad tracks and industrial uses to the west (Exhibits 1 and 2) . EXHIBIT A 31A-2 Variance No. 2007-01 March 26, 2007 Page 2 The property is located in the Santa Ana Renaissance Specific Plan study area. This plan is anticipated to be heard by the City Council in the summer of 2007. The plan conceptually designates the front portion of the site as an Urban Neighborhood 2 zone while the rear portion of the site is proposed to be designated as a Residential/Industrial zone. The specific plan would allow existing uses to continue in compliance with the non-conforming provisions of the Santa Ana Municipal Code. Project Description The applicant is proposing to re-use the two industrial buildings on the site as a home improvement warehouse and drive-through lumber yard (Exhibi t 3). Building "Au, which fronts on Fourth Street, will be utilized as the home improvement warehouse. Approximately 3,640 square feet will be removed from the northwest corner of the building to allow a 100-foot diameter turning radius to accommodate WB-50 trucks. Approximately 1,403 square feet will be added to the west side of Building "AU which will be used as the primary receiving and delivery area for both buildings. Building "Bu, at the rear of the site, is 34,821 square feet and will be used as a drive-through lumber yard. Customers will drive past a guard shack into a secured area where they will drive into the building, load lumber and supplies, then park within the secured parking area adjacent to Building "AU while they pay for their supplies. Twenty-two parking spaces have been provided in the secured parking area for the exclusive use of lumber yard customers. The applicant is also proposing an exterior equipment rental area adjacent to the guard shack. The exterior area behind Building "AU and adjacent to Building "BU will be used as an outdoor sales area for the project. A loading zone and canopy are located in this area and will be demolished. The project has been conditioned so that equipment rental, storage or sale of product is only permitted within the two buildings or in the area between Buildings "AU and "BU. These activities are not permitted in customer parking areas east of Building "AU and north of Building "BU. Ten feet of landscaping will be provided along Fourth Street between the main project drive aisle and Santa Fe Street. An existing 10-foot on-site planter area adjacent to Santa Fe Street will be replanted with shrubs and ground cover and the existing Podocarpus and Melaleucas trees will be trimmed. Bougainvillea vines will be planted in bare spots along the railroad line to continue the existing screening of the site from the railroad corridor. 31A-3 Variance No. 2007-01 March 26, 2007 Page 3 Analysis of the Issues HD Supply operates as the wholesale division of Home Depot and serves customers of all sizes, including contractors, municipalities, builders, government entities, industrial businesses and maintenance professionals. The organization has nearly 1,000 locations across the United States and in Canada, and over 26,000 associates, with sales that approached $12 billion dollars in 2006 (Exhibit 4) . HD Supply is proposing to occupy a vacant industrial site and re-use two industrial buildings as a home improvement warehouse, a use permitted by right in the Heavy Industrial (M-2) zoning district. The proj ect is essentially a continuation of use, meaning one industrial tenant has vacated the site and a new industrial tenant is moving in. The project is before the Planning Commission because HD Supply is requesting a 72 space parking variance necessary to occupy the site. Required parking for the project is two parking spaces per 1,000 square feet of gross floor area as required by the City's industrial parking standards. Based upon a total gross building square footage of 88,020 square feet, 176 parking spaces are required for the project while 104 parking spaces have been provided. In order to determine whether or not the existing number of parking spaces would be adequate enough to support the new industrial tenant, a parking analysis was prepared by Parsons Transportation Group, Inc., with additional analysis prepared by Austin-Foust Associates, Inc. The Parson's study analyzed the parking demand for two HD Supply (formally Contractors' Warehouse) locations in the cities of Pomona and Montebello. The Parson's study identified that the maximum parking demand at any time was 88 spaces for the Montebello store and 99 spaces for the location in Pomona. These stores are 76,000 and 65,000 square feet respectively. The Montebello store more closely approximates that which is proposed in Santa Ana because of its size (76,000 square feet) and its location in an industrial area. The Pomona store, with its somewhat higher parking demand, is situated in a large retail center. The Parson's report space per 950 square in industrial areas. parking spaces would provided (Exhibit 5). provides an overall recommendation of one parking feet of building area for this type of use located Applying this ratio to the Santa Ana location, 93 be required while 104 parking spaces have been 31A-4 Variance No. 2007-01 March 26, 2007 Page 4 A supplement to the Parson's Report was provided by Austin-Foust Associates, Inc. This study was completed using the Institute of Transportation Engineers (ITE) Parking Generation Manual, which is regarded in the industry as the best source on parking demand. Using the ITE publication, the parking demand for industrial type users is 1.18 spaces per total square footage which is equal to the 1.18 parking ratio provided for the proposed project (Exhibit 6). Along with these studies, an actual case study of parking demand was conducted for a similar operation in the City of La Habra. This location is also in an industrial zone, consists of two buildings and has more square footage than the proposed Santa Ana location (108,400 square feet compared to 88,020 square feet at the Santa Ana location). Parking was observed for six days (two Fridays, two Saturdays and two Sunday's in November-December 2006). The results of those parking observations revealed a maximum parking demand of 42 spaces, 35 vehicles in the general customer parking lot and another seven vehicles loading lumber and other building supplies. Based upon the findings of the studies and actual parking demand case studies at three existing Contractors' Warehouse locations, the Austin- Foust Associates, Inc. study concluded that the peak parking demand on the single highest day of the year at the proposed Santa Ana HD Supply location will not exceed 90 parking spaces (including all contractor vehicles). Since 104 parking spaces have been provided on the site, the study concluded that there is adequate parking provided for HD Supply to occupy the proposed site. At the February 26, 2007 Planning Commission meeting, the Commission held a hearing and received testimony on the HD Supply project and the parking variance. After receiving extensive input, the Planning Commission continued the project for 30 days and asked staff to investigate four items: 1) The feasibility of establishing a permit parking district in the area; 2) Clarify the applicant's request related to the potential modification of Condition Nos. 9 and 10 that pertained to the location of rental equipment at the facility; 3) Identify if train activity blocks Fourth Street as they enter and exit the Santa Ana train station; and 4) Identify methods to prevent the loitering of day laborers at the facility. The first issue pertained to permit parking in the immediate area. The Public Works Agency has researched the feasibility of establishing a permit parking district in the area. Currently, the City does not have 31A-5 Variance No. 2007-01 March 26, 2007 Page 5 a commercial permit parking program as commercial land uses typically generate parking intrusion problems in adjacent residential neighborhoods that have in part, led to the Residential Permit Parking Program. Under the residential permit parking program, ineligible properties such as commercial establishments within a qualifying block typically do not have the permit parking restriction placed along their frontage. Council establishes residential permit parking districts by resolution in accordance with an existing ordinance and following a request from a resident for permit parking. A qualifying request occurs when staff verifies that 75 percent or more of the available on-street parking is occupied (and driveways are also utilized) on a block-by-block basis. If the block qualifies, City staff initiates the establishment of a new permit parking district and then provides a permit parking petition for each qualifying block. Permit parking is implemented on each block that demonstrates through a city-verified petition that at least 66 percent of the affected residential property owners on the block support permit parking. The speakers at the last Planning Commission public hearing were from areas immediately east of the project, which are not within an established permit parking district. Public Works will investigate the resident's requests for permit parking and recommend permit parking if their block meets the above conditions. The second issue pertained to the outdoor storage and sales at the facility and the applicants desire to modify proposed conditions. Condition Nos. 9 and 10 of the variance restricts outdoor storage, sales and equipment rental/leasing to select areas of the site. The applicant agrees with the proposed conditions as they pertain to product sales and storage, but would like to modify the conditions to allow equipment leasing and rental within the secured parking area adjacent to the guard shack and closer to the entrance of their facility. Staff has conditioned the project so that leasing and rental of equipment can only take place within the buildings or at the south side of Building "AU and west side of Building "BU if exterior. Staff does not recommend the applicant's modifications as the purpose of this condition is to keep equipment rental, product storage, and product sales out of designated customer parking areas. The conditions of approval will free up an additional five parking spaces for customer use and will make it very easy for code enforcement to enforce any violation of these conditions if these activities occur in any customer parking areas. 31A-6 Variance No. 2007-01 March 26, 2007 Page 6 The third issue involved the stoppage of trains on Fourth Street as they approach the Santa Ana station. Staff contacted representatives from Metrolink and the Burlington Northern Santa Fe (BNSF) railroad for information. Metrolink does not have trains stopping on Fourth Street; however, BNSF trains may occasionally need to stop for approximately 30 seconds while the switching station south of Fourth Street is operating. This should not interfere with vehicular traffic on Fourth Street as the BNSF trains run only six times per day and normally at off peak hours. Also, staff monitored the crossing on two occasions (8:00 to 9:30 a.m. and 3:30 to 5:00 p.m.) on March 16, 2007 and didn't observe any trains stopping on the tracks. Finally, an issue was raised regarding day laborers congregating at the si te. As a condition of the proj ect, "No Loitering" signs will be posted at the facility in conformance with California Penal Code ("CPC") Section 602. However, the Police Department would need to receive a complaint from the property owner to enforce the "no loitering" provision. The project could be conditioned to require a private security guard to prevent on-site loitering. It is likely, however, that day laborers would find another location close to the site to congregate. Other cities have required on-site hiring trailers with restroom facilities to be provided. This alternative would require the site plan to be modified to accommodate this alternative. It is likely that some day laborers will use parking on the HD Supply site or in the surrounding area while they seek work and that the City will experience an increase in the number of day laborers that congregate on or near the site if the proposed project is approved. On March 20, 2007 a meeting was facilitated by City staff with representatives of HD Supply, the property owner, and members of the adj acent residential and industrial neighborhoods. The meeting topics focused on those items discussed during the previously mentioned public hearing and included concerns about parking intrusion into the neighborhood, hours of operation and delivery, potential for additional traffic on Santa Fe, Second and Third, potential for congregation of day laborers, potential for noise and potential for trucks backing out onto Fourth Street causing unsafe conditions and traffic delays. During the meeting the representatives of HD Supply clarified their operations for the neighbors in order to address their concerns about hours of operation, deliveries, potential for additional noise, their strategy for discouraging congregation of day laborers and the operation of the truck delivery area. The issue of additional traffic on Santa Fe and Second and Third was also discussed and staff proposed that the existing 31A-7 Variance No. 2007-01 March 26, 2007 Page 7 access on Santa Fe be restricted to morning deliveries only and that the gate not be open during the hours of store operation in order to prohibit customer traffic on those streets. The HD Supply representatives were amenable to this solution and a condition has been added to address it. Based upon the above analysis and findings, staff Planning Commission approve the variance required conditioned. recommends that the for the proj ect as CEQA Compliance This project was reviewed in accordance with the guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15301. This Class 1 exemption allows additions to existing structures provided the addition will not result in an increase of more than 2,500 square feet. Categorical Exemption Environmental Review No. 2006-126 will be filed for this project. Bi~P~ W Associate Planner BA:jm ba/reports2007!va07-01 HD Supply.032607.pc 31A-8 R3 R3-HDII R1 i R1 R1 R1 p M1 C2 _HOII R2 C5 _Hill! R2 R2 C2 C2 C2 l "} C2 1:; G5 C2 R1 , .".J1----1F;;~ , C2 C2 R3 R3 o ., R3 0 R3 R3 R3 R1 R1 R1 R1 R4 R1 R1 WARREN 'I A1 R4 R1 R1 R4 A1 ~B C-SM C1 C1-MD C2 C3 C3-A C4 C5 GENERAL AGRICULTURAL PARKING MODIFICATION COMMERCIAL SOUTH MAIN COMMUNITY COMMERCIAL COMM. COMMERCIAL-MUSEUM DISTRICT GENERAL COMMERCIAL CENTRAL BUSINESS CENTRAL BUSINESS-ARTIST' VILLAGE PLANNED SHOPPING CENTER ARTERIAL COMMERCIAL CR GC M1 M2 MO o P PCO PRO COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT R1 R2 R3 R4 RE SO SP SINGLE-FAMILY RESIDENCE TWO-FAMILY RESIDENCE MULTIPLE.FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN ~ \tJY VA 07-1 HD SUPPLY 1044 EAST FOURTH STREET fA oW - =5DDFEET l' = 1000 FEET P LAN N N G AND B U L 0 N G AGE N C Y VICINITY MAP 3f)!~ 1 (j)ifJe ........,..,',. .-. TER GOM. INO INO COM. ~ ~ ~ lL INDUSTRIAL ~ ~ ~ ~ " ~ ~ ffi ~ "5 ~ "5 ~ ~ a a ~ a ~ ~ 8 ~ FOURTH STREET 0 M E 01 L SFR ~ .... w w ~ ~ a: ~ .... " h l/l ! SIN LE F. MI Y ~ RE IDE T1A ~ a THIRD STREET ~ ~ ~ ~ ~ ~~ ~ "5 0 M SFR -~ h a ~ ~ i ~ RES a ~ 8 w LL SECOND STREET ~ Z SIN LE <( '" RES FA /LY COM. R S IND. 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I ~I i 1< II II ~!'ll!l I s >-il' I I !! ! ~'i~;II'i. / " ~ uJ " ;_l'_J , III ili I I 'i ,ii' 'II! ~J'i~ ;~g~ t- w w 0:: t- en W u.. <( t- Z <( en I , IiI. , ,i ill!l"! ~~~i ~ ? u, y ~ - ~1 u , , w "Lr " ',F c-; '-'- (- u ' 'i"Q; " cc ~e II " !i ii' ,.! I I , I Ii 133~lS Hl~nO::l j I , Ii , ~:!: ! ! .- ! I ~~ ;! II ;~ II ~fll K~ ii' .',.1, m, 3 fP:-e.rf6 ...I 51-- W we> w.... Qa.a::Sl owli;< ::l!!i~:z::U_ WUI-< lI)....z a::CI-< Q5~~ z>~z cta::e:i a::~- <(::IE noirl wa:: a:: a. >- ...I no no ::::) en Q ::r: Cj)i:i: !<! ,I , ili I ,1!. ! 'll H, ~',l' , III i I. , <ill ' ~"I i ~i! U ~ 1'1 I! ~llg!!U ~i '11 ulhl ~I!I ,I ~Ili [j," " · SUPPLY WHOLESALE DIVISION OF THE HOME DEPOT TO BE BRANDED "HD SUPPLY" Atlanta, September 25, 2006 - The Home Depot@, the world's largest home improvement retailer, today announced that its growing family of wholesale distribution businesses will be united under the common brand HD Supply'M. "The HD Supply brand represents the rich legacy of each company in our division and the expanded opportunity afforded to our customers as a result of The Home Depot's financial strength, supplier relationships and value-add marketing opportunities," said Joe DeAngelo, executive vice president/president, HD Supply. "A common brand enables us to showcase our unique ability to provide end-to-end solutions for our customers. Our goal is to make it easier for customers to do business with us by providing reliable, efficient service for a larger scope of their project needs." The wholesale division has been operating at a group level under the HD Supply name for some time, but each business has continued to operate under its existing brand. Thoughout the coming months, each HD Supply business will be transitioning to the new brand identity and reaching out to customers to communicate the change. While the brand names of all HD Supply companies will now be streamlined, each still has the same experienced leadership and account teams that customers expect. HD Supply serves professional customers of all sizes - including contractors, municipalities, builders, government entities, industrial businesses and maintenance professionals - with a continuum of products and services, from infrastructure and construction to maintenance, repair and remodel. The organization has nearly 1,000 locations across the United States and in Canada, and over 26,000 associates, with projected 2006 sales of $12 billion. "We've stated our strategy of repeating on the professional side the same type of industry transformation The Home Depot pioneered in the do-it-yourself retail space," said DeAngelo. "The combined strength ofHD Supply provides the solid platform to get us there. After building leadership positions in a broad range of offerings over the last few years, we are now aligning each business under a single entity capable of providing a complete range of solutions. We plan to draw on the expertise of our combined $69 billion supply chain and best practices to provide professional customers an unmatched supplier relationship." The family of HD Supply businesses provides products and services in the following platforms: . Infrastructure: Products and services to construct and support the public works systems for residential and commercial projects . Construction: Interior and exterior structural building components for residential and commercial projects, primarily serving plumbing, electrical, mechanical and general contractors; homebuilders; industrial companies; original equipment manufacturers; and commercial businesses . Maintenance: Products and services for the routine maintenance, repair and operations (MRO) needs of multifamily housing, hospitality, healthcare, government and industrial facilities . Repair/Remodel: Home improvement products and building materials, serving the consumer, professional handyman and light remodeler markets For more about HD Supply, visit www.hdsuoolvinc.com. -ffiore- VA 07-1 EXHIBIT 4 3''tA~17 -2- About HD Supply HD Supply SM provides professional customers with superior products, support and services for the entire project lifecycle, from infrastructure to construction to lifetime maintenance, repair and remodel. With nearly 1,000 locations and more than 26,000 associates, HD Supply is one of the largest diversified wholesale distributors in North America. About The Home Depot The Horne Depot@ is the world's largest home improvement specialty retailer, with 2,088 retail stores in all 50 states, the District of Columbia, Puerto Rico, U.S. Virgin Islands, 10 Canadian provinces and Mexico. Through its HD SUpply'M businesses, The Horne Depot is also one of the largest diversified wholesale distributors in the United States, with nearly 1,000 locations in the United States and Canada offering products and services for building, improving and maintaining homes, businesses and municipal infrastructures. In fiscal 2005, The Horne Depot had sales of $81.5 billion and earnings of $5.8 billion. The Company employs approximately 355,000 associates and has been recognized by FORTUNE magazine as the No. I Most Admired Specialty Retailer and the No. 13 Most Admired Corporation in America for 2006. The Horne Depot's stock is traded on the New York Stock Exchange (NYSE: HD) and is included in the Dow Jones industrial average and Standard & Poor's 500 index. - For more information. contact: Financial Community Diane Dayhoff, Investor Relations (770) 384-2666 diane _ dayhoff@homedepot.com News Media Donna Taliercio, HD Supply Public Relations (407) 822-2050 donna. taliercio@hughessupply.com Paula Smith, Public Relations, The Horne Depot (941) 488-1289 paula _ c _ smith@homedepot.com Page 2 of 3 31A-18 Welcome to The Home Depot, Inc. Corporate Web Site Page 1 of2 Our Company. Investor Relations. Careers. Media Center. How We're Helping. For Sup 360.Qegree Solution Through our portfolio of business platforms, HD Supply provides, every phase of a buiiding project: Infrastructure: includes the products and services to construct a systems for residential and commercial projects, HD Supply busir are: . Waterworks - Distributes complete lines of water and waste serving contractors and municipalities. . Utilities - Distributor of electric transmission and distribution districts, investor-owned utilities, and rural electric cooperativ Construction: Covers the interior and exterior structural building commerciai projects, serving primarily plumbing, electrical, mech, homebuilders, industrial companies, original equipment manufact HD Supply businesses included under Construction are: . Plumbing/HVAC - Distributes plumbing and heating, ventila including pipe, valves and fittings, pumps and tanks, and pre . Fasteners & Tools - Distributes diverse selection of fastene supplies. . Interiors - Offers comprehensive design center services, ale multiple interior finish options, including flooring, cabinets, co . Electrical - Suppiies complete line of electrical construction communication products. . Construction Supply - Distributes specialty hardware, tools . Lumber & Building Materials - Distributes a full line of lumbE windows, doors and associated building products. Maintenance: Includes products and services for the routine mai (MRO) needs of multifamily housing, hospitality, heaithcare, gave Supply businesses inciuded under Maintenance are: . Facilities Maintenance - Supplies building maintenance pro, services in the U.S. and Canada. . Industrial Pipe, Valves and Fittings - Distributes high qualit) alloy products for industriai, mechanical and specialty uses. . Litemor@- Supplies commercial and residential lighting pro . USABlueBook - Provides catalog sales of MRO supplies to treatment industry. Repair/Remodel: Includes home improvement products and buil, consumer, professional handy man and light remodeler markets. under Repair/Remodel are: . Repair & Remodel - Offers light remodeling and constructio · Distribution Services - Primary fastener supplier to The Hor Page 3 of 3 http://corporate.homedepot.comJwps/portal/H~:!'A:.l~_ Solution 1/25/2007 Parking Study of Two Contractors' Warehouse Stores FINAL REPORT " .,"~'IJJIJRSA ~HOiJS. ,~ i 1 I ~ ! Prepared For: Home Depot USA, Inc. Prepared by: ~ PARSONS TRANSPORTATION GROUP. INC. February 27, 2006 A.2 3tA.~ _....~ --..." OF T"'-", ,,#',,,~:~........~:t.., 'I "''''.' * "oS'. ff .... .... 1Ir ~ R, l "* 1;1 R,r. ....... ~.....JOEL.W..FiTTS 1 \..~'.::...87705.../i;1 # " 'l'o .....~ ICENS<-~,"'~<i;~ " ~"o .......... ~\:)~ - '~~SIONAL e === ( ^ ",,,,,,,,",,,= /j \7\\ 0"" PARSONS TRANSPORTATION GROUP. INC. Parking Study of Two Contractors' Warehouse Stores FINAL REPORT Prepared For: Home Depot USA, Inc. Prepared by: ~ February 27, 2006 A-3 31A-21 TABLE OF CONTENTS List of Tables.... .......... ..... ................ ....... ........ ....... ....... ........................ ............ ......... ...... ......... ...... ii Executive Summary. ................ ............ ........ ....... ........ ..... ......... ..... .......... ...... ....... .......... ......... ...... i ii I. Introduction................................................................................................................... .............. I Purpose of the Study ............................................................................................................1 Study Procedure ..... .... .......... ....... ....... ........ ...... ...... ............. ..... ..... ...... ......... ........ ........ ...... ..1 2. Store Characteristics............................................................................................................... ....3 Study Stores........................................................................................................................ . 3 Design Day.. ........ ........................... ....... .............. ..... ............. ..... ........... .......... ............... ......3 3. Parking Studies....................................................................................................................... ....5 Parking Lot Use ... ..................... ........ ............... ..... .......... .... ..... ..... ....... ....... .......... ....... ........5 Customer Activity............. ..... ........ ........ ....... ....... .... .......... .... ..... ............. ................. ...........7 4. Analysis Results........................................................................................................................ ..9 Data Comparison ... .... ..... ........... ....... ......... ...... ...... .............. .... ...... ...... ........ .......... ....... .......9 Design Day Adjustment.....................................................................................................10 Analyzing Parking Demand...............................................................................................11 5. Conclusions & Recommendations ............................................................................................14 Appendices A - Parking Lot Surveys B - Hourly Parking Lot Occupancy and Customer Counts A.4 31 A-22 LIST OF TABLES 1. Summary of Study Store Characteristics .............................................................................3 2. Peak Hours of Customer Activity and Parking Demand .....................................................7 3. Visiting Customers versus Transactions..............................................................................8 4. Employees, Customers, and Transactions on the Study Day ..............................................9 5. Peak Parking Demand on Study Day, Design Day, and Busiest Day................................ JO II A.5 31 A-23 EXECUTIVE SUMMARY Parsons Transportation Group Inc. (Parsons) was retained by The Home Depot to perform a parking study for two of its Contractors' Warehouse stores in the Los Angeles area. Specifically, this study provides a detailed analysis of daily parking activity at two Contractors' Warehouse stores in the Los Angeles area during the fall of2005. These analyses result in parking demand relationships that can be used by Home Depot to estimate the parking requirements of future Contractors' Warehouse stores, both inside and outside of Southern California. Conclusions & Recommendations . None ofthe Contractors' Warehouse store parking lots filled to capacity on any ofthe study days. . The average peak occupancy among the study stores was 69% of the parking spaces available for use. The lowest peak occupancy was 61 % and the highest was 78%. . At the Pomona store, a certain number of parking spaces were taken out of service by the placement of stacks of building materials and the storage ofrental equipment and forklifts. · The 5th busiest day was chosen for the design day in this analysis. This means that each store would have adequate parking spaces for the parking demand experienced every hour of every day ofthe year except for during the peak hours of demand on the 4 busiest days ofthe year. . The two study stores exhibited similar patterns of parking lot use, and experienced similar peak hours of customer and parking activity. However, each store experienced different transaction-based characteristics. This is likely due to the fact that the Montebello store is located in an industrial area and the Pomona store is located in a retail shopping center. (The Pomona store had a higher relative parking demand because it had more visiting customers who did not make a purchase.) . Based on this study, it appears that Contractors' Warehouse stores located in retail shopping centers attract more browsing customers and therefore need more parking than stores located in industrial areas. . The resultant design-day square footage rates varied between the study stores, ranging from 598 square feet per required parking space at the Pomona store to 957 square feet per required parking space at the Montebello store. . In terms of building space, the average square footage rate between the study stores was 777 square feet per required parking space. The use of this average to calculate future parking demand is not recommended. iii A-o 31A-24 . Previous parking studies have shown that there is virtually no correlation between the square footage of a store and its resultant peak parking demand. . !fusing square footage to predict parking needs, a rate of one parking space per 600 square feet could be applied to new Contractors' Warehouse stores that will be located in shopping centers, and a rate of one parking space per 960 square feet could be applied to new stores that will be located in industrial areas. If only one rate is to be used, it should be the maximum rate observed: one parking space would be required for every 600 square feet of the building in order to provide enough parking for the peak parking demand at all types of stores on the 5th busiest day of the year. . Previous parking studies have shown that the number of transactions and/or the amount of annual sales are better predictors of parking demand than square footage. For example, if there are two stores of identical size, the store with more customer traffic (and therefore sales) will have a higher parking demand than the store with fewer customers. . The resultant parking ratios ranged from 2,738 annual transactions per required parking space at the Montebello store to 1,915 annual transactions per required parking space at the Pomona store. . The average transaction rate is 2,327 annual transactions per required parking space. Using the average rate would over-estimate the parking needed for lower performing stores and under-estimate the parking needed for higher performing stores, and therefore is not recommended. . It is recommended that the different rates be used according to the store location type. Specifically, a rate of one parking space per 1,915 annual transactions could be applied to new Contractors' Warehouse stores that will be located in shopping centers, and a rate of one parking space per 2,740 annual transactions could be applied to new stores that will be located in industrial areas. . More store locations would need to be studied in order to refine these rates and/or calculate a more robust average rate for both store types. . It is important to note that the rates detailed above do not predict the additional amount of parking needed to provide cart storage, sales displays, and storage of store merchandise and equipment The additional parking spaces required for these uses must be estimated and added to the parking demand predicted by the equations in order to arrive at the total number of parking spaces to build. . The predicted parking demand should be increased by one parking space to account for stray carts that may take a parking space out of service for a short time. IV A.7 31 A-25 . The number of parking spaces that will be used to display merchandise and/or stockpile merchandise and equipment must be decided upon on a store-by-store basis (or by a corporate-wide decision) and then added to the predicted parking demand. V A.8 31 A-26 1. INTRODUCTION Parsons Transportation Group Inc. (Parsons) was retained by The Home Depot to perform a parking study for two of its Contractors' Warehouse stores in the Los Angeles area. This report summarizes the methodology, procedures, and results ofthe detailed analysis of parking activity at the stores in Montebello and Pomona, California during the fall of 2005. Purpose of the Study This study was conducted to enhance the parking demand estimation capabilities of Home Depot store planners. Specifically, this study provides a detailed analysis of daily parking activity at two Contractors' Warehouse stores in the Los Angeles area. These analyses result in parking demand relationships that can be used by Home Depot to estimate the parking requirements of future Contractors' Warehouse stores, both inside and outside of Southern California. Recommendations are made based upon data collected during field studies conducted by Parsons and based on existing store sales and transactions data provided by Contractors ' Warehouse. Study Procedure The analysis of parking demand at two Contractors ' Warehouse stores in Southern Cali fornia involved the accomplishment of the following tasks: · Parsons visited each study store, determined the number of parking spaces available at each location, and documented any special characteristics of each store. . Parsons conducted parking occupancy counts at each study store over the course of the study day, and counted the number of customers entering the store. Each store was studied on a Saturday due to the anticipated peak parking lot occupancy on that day of the week. Hourly parking occupancy counts were collected at each store between 8 AM and 4 PM. Customers entering the store were also counted during the time of the parking study. · Contractors' Warehouse staff provided Parsons with a summary of the previous year's transaction data for each ofthe study stores. This included the number oftransactions recorded at each store on every day of the year, which allowed the determination of the busiest day, the average day, and the 5th busiest day. . Analyses were performed using the results of the parking and customer counts to establish relationships between parking, store size, sales and transaction data, and number of customers. In addition, comparing the transactions of one of the store's busiest days with those occurring on Parking Study of Two Contractors Warehouse Stores - Final Report Page I A.9 31 A-27 the day of study allowed Parsons to estimate what the parking demand would have been on that busiest day. . The results of the analysis were used to predict parking demand for a typical design day for a planned Contractors' Warehouse store. . A report was prepared providing the findings and conclusions of the study. Parking Study of Two Contractors Warehouse Stores - Final Report Page 2 A-IO 31 A-28 2. STORE CHARACTERISTICS This section of the report describes the characteristics of the two Contractors' Warehouse stores in the Los Angeles area that were analyzed in this parking study. Study Stores There are nine Contractors' Warehouse stores in Southern California. Home Depot staff selected two locations for inclusion in this parking study: the store in Montebello, California, and the store in Pomona, California. These two stores were selected to be representative of the average customer and parking activity forthe nine stores. The Montebello store has about 75,600 square feet of space and the Pomona store has 65,800 square feet. Table 1 summarizes the characteristics of each store. Table 1 - Summary of Study Store haractenstIcs Characteristic Montebello Store Pomona Store I\ddress 7601 Telegraph Road 1680 W, Mission Blvd. Montebello, CA 90640 Pomona. CA 91766 Store Number 703 705 Store Size 75,618 sq.ft, 65,367 sq. ft. Total Transactions in 2004 216,311 209,521 f\verage Daily Transactions in 2004 599 580 Busiest Month in 2004 October October Busiest Day of the Week in 2004 Saturday Saturday f\verage Saturday Transactions in 2004 683 727 Transactions on Busiest Day in 2004 879 881 Busiest Day in 2004 Saturday, October 23 Saturday, October 16 "' Busiest Day in 2004 Thursday, November 11 Saturday, October 23 3" Busiest Day in 2004 Friday, November 26 Saturday, November 6 Ih Busiest Day in 2004 Saturday, November 6 Saturday, May 22 51h Busiest Day in 2004 Saturday, January 3 Saturday, May 29 Parking Spaces Available on Study Day 113 163 ~tudy Day Saturday, October 1, 2005 Saturday, October 8, 2005 c Design Day The "design day" refers to the day of the year that experiences the maximum level of parking activity that can be accommodated by the parking lot that will be built as a result of the design methodology. Rather than a specific date ofthe year, the design day is defined by how much parking activity takes place. In other words, the goal is to provide just enough parking spaces to accommodate the demand on the selected design day, which could be the busiest day of the year, the 51h busiest day, the I Olh busiest day, etc., which could occur in different months for different stores. Parking Study a/Two Contractors Warehouse Stores - Final Report Page 3 A-Il 31 A-29 Contractors' Warehouse provided transaction data for both study stores for the calendar year 2004. The busiest days ofthe year for each store were ranked based on the number oftransactions, and the first five busiest sales days were identified. These data showed that the peak sales day at both stores occurred in October. In fact, the busiest days at both stores occurred mostly in the fall. The data also showed that the majority of the five busiest days at each store occur on a Saturday. Regardless of the month in which it occurs, the design day specifies what level of estimated parking demand should be accommodated. If a planner wishes to provide enough parking spaces to accommodate the estimated maximum number of parking spaces that would ever be demanded at a store, the design day would be the busiest day of the year. However, designing parking lots for their maximum demand is not practical from an efficiency or cost-effectiveness perspective. For example, if enough parking spaces are provided to accommodate the absolute peak demand (the IOOth percentile), there would be a certain number of spaces provided that would only be needed for one day during the entire year, and then for only one or two hours of that specific day. In contrast, choosing the 5th busiest day as the design day would mean that some customers may not be able to find a parking space immediately during the peak hour of the busiest four or five days of the year; however, they should have no problem finding a parking space in the lot at any other time. The commonly used design level for a regional shopping center is the 20th busiest hour, which typically occurs on the 10th busiest day. For this analysis, the 5th busiest day was chosen as the design day for Contractors ' Warehouse stores because it provides adequate parking for the vast majority of the year while still providing a savings in the number of parking spaces that need to be built This design day reflects the 99th percentile and means that each store would have adequate parking spaces for the parking demand experienced every hour of every day of the year except during the peak hours of demand on the four busiest days of the year. This is an adequate choice considering the cost of allocating land to parking use and the relatively few customers that would be affected. The parking studies were conducted on a Saturday in October in an attempt to study parking activity during the busiest time of the year on the busiest day of the week (based on the 2004 data). The sales and transaction data provided by Contractors' Warehouse were used to adjust the study day activity levels to the selected design-day levels. Design-day peak parking demand values were calculated by factoring the study data up or down to reflect the activity levels at the stores on their 5th busiest days. In the case of the Pomona store, the number of transactions was less than the 5th busiest day in 2004, and so the peak parking demand was factored up. In contrast, the number of transactions at the Montebello store was larger than the 5th busiest day in 2004, and so the peak parking demand was factored down. Parking Study of Two Contractors Warehouse Stores - Final Report Page 4 A-12 31A-30 3. PARKING STUDIES The annual transaction data supplied by Contractors' Warehouse for 2004 showed that, for both stores, the busiest day of the week was Saturday; the busiest month was October; and the busiest consecutive 8 hours occurred from 8 AM to 4 PM. Therefore, parking demand studies were conducted at the two study stores in October 2005, and both of the studies were conducted on a Saturday between 8 AM and 4 PM. Each store was contacted prior to the study to ensure that no unusual activities would be taking place at the store or in the parking lot on the day of the study. Parking Lot Use As shown in Table 1, 113 parking spaces were available for use at the Montebello store and 163 spaces were available at the Pomona store. The "parking spaces available" represents the actual number of parking spaces that were open for customer (and employee) parking on the day of the study. In some cases, not all of the parking spaces constructed at a store are available to park in because some may be taken "out of service" by the placement of sales displays, building materials, and/or the temporary storage of equipment. The Montebello store did not have any parking spaces taken out of service, but the Pomona store had a total of22 spaces taken out of service by the storage of bathtubs, rental equipment, and forklifts. Despite this, the Pomona store still had more parking spaces available for customers than the Montebello store. In addition, it appeared the number of spaces taken out of service appeared to be typical of the Pomona store's routine operations, most likely due to the fact that the smaller Pomona store had more parking available to it. Detailed surveys of each store's parking lot layout and use are presented in Appendix A. At the top of each hour during the parking study, a complete inventory of the number of parking spaces occupied in the store parking lot was taken. This inventory was taken on an aisle-by-aisle basis so that a general spatial pattern of parking use could be determined as well as a numerical one. In terms of numbers, neither of the Contractors' Warehouse store parking lots filled to capacity on the study days. The Montebello store experienced a peak occupancy of78% of the parking spaces available for use, while the Pomona store experienced a peak occupancy of6l %. This equates to an average peak occupancy between the stores of 69%. The peak parking occupancy occurred at 2 PM at the Montebello store and at 3 PM at the Pomona store (see Table 2). Spatially, several patterns of parking lot use became apparent during the hourly parking inventory counts that warrant discussion. These include customer and employee parking habits, lumber yard activity, and day laborer activity. Of the two locations, the Pomona store has a more traditional retail store parking lot as it is located in a shopping center in a generally suburban (retail/residential) area. As such, its parking lot generally extends along the length of the warehouse and is well defined and landscaped. The Montebello store is in an industrial area and has a less traditional parking lot, with most of the parking concentrated in one comer ofthe property. Both stores have lumber yard parking areas that operate differently from traditional parking areas. Parking Study of Two Contractors Warehouse Stores - Final Report Page 5 A-13 31A-31 Employees were observed parking in the parking areas closest to the side of the building at the Montebello store, while customers primarily used the parking areas closest to the entrance as well as the areas oriented with the entrance, but yet further from the building. At the Pomona store, employees were observed parking mostly in areas of parking that were furthest from the building, while customers parked in the areas closest to the building, extending towards the street As stated before, this appeared to be a more traditional parking pattern for a large retail store. The lumber yards at each store operated with customers driving in with their vehicles, mostly trucks, and stopping temporarily along the yard to select and load their goods (lumber, planting material, cement, etc.). According to Contractors ' Warehouse employees, each lumber yard can average 30 to 50 vehicles per hour driving through and selecting their building material on busy days. Once the material has been loaded, the customer drives to a station where a Contractors' Warehouse employee inspects the material and hands a ticket to the customer. The customer then parks in the lumber yard parking area and goes into the main warehouse to pay for their purchase. At both stores, the lumber yard parking area is striped as angled parking with larger than normal spaces to facilitate easy movements into and out of the area by large vehicles and vehicles with trailers. The lumber yard parking demand at the Montebello store often exceeded its capacity of 15 parking spaces. Because there were more vehicles than striped parking spots at times, customers would often park parallel to the walls and behind other vehicles. In addition, as customers were driving out of this area, congestion was apparent at the "check station" because a line of cars were waiting for an employee to check that the items in the vehicle matched their purchase ticket This situation often created operational and parking delays in the area. In contrast, the lumber yard parking at the Pomona store was larger, providing 32 larger than normal parking spaces. In addition, it was apparent that this area originally provided more parking spaces but that some of the space was being used to store bathtubs, rental equipment, and forklifts. The larger area available for lumber yard parking allowed room for turning movements and other related operations so the area did not exhibit significant congestion. Another unique factor observed at these Contractors' Warehouse parking lots was the activity of day laborers. Both stores attracted day laborers who generally stand around the entrance ofthe parking lot waiting for possible work from a contractor visiting the store. Some of the day laborers drive to the store and park their cars there, but most carpool or are dropped off at the store by someone else. At the Montebello store, those day laborers who parked there used one of the areas most utilized by Contractors' Warehouse customers, as opposed to using the parking that is farthest from the entrance. In contrast, day laborers parked in the parking area farthest from the entrance along the street at the Pomona store. Additional day laborer activity includes an office trailer that is setup on the edge of the Pomona parking lot that offers assistance to the day laborers. Also, a catering service arrived and parked their truck and food-trailer in the parking lot of the Montebello store, serving food primarily to the day laborers. This catering service apparently operates six days a week from 12:30 PM to 4:30 PM. Finally, stores such as Contractors' Warehouse that cater to contractors and home improvement customers typically experience a certain percentage of vehicles in their parking lot that are towing trailers in order to carry the lumber and other supplies purchased at the store. Surprisingly, no Parking Study ~fTwo Contractors Warehouse Stores - Final Report Page 6 A-14 31A-32 vehicles with trailers were observed at either store on the study days. This was despite the fact that a large number of customers used the lumber yard. Conversations with store staff revealed that Saturdays typically see mostly residential customers and that the contractors typically frequent the stores on weekdays. It is on those days that employees report seeing vehicles towing trailers. Even so, the overall proportion oftrai]ers is apparently small compared to the overall number of parked cars. As mentioned before, the lumber yards are built to accommodate vehicles parking and turning around with trailers. Customer Activity During the same time that the parking inventories were being conducted, a constant count of customers entering the store was being collected. This count included every person entering the store, though a distinction was made between visiting customers and visiting children. Specifically, visiting customers are defined as adults with purchasing power that visit the store (chi]dren who accompany their parents do not have purchasing power and are therefore not considered visiting customers). To more closely correspond with potentia] transactions, two adults entering the store as a couple were counted as "one customer," The number of visiting customers entering the store relates directly to the number of parking spaces occupied in the parking lot. More specifically, the number of customers entering the store during successive hours of the day combined with the average time customers spend in the store results in the number of vehicles parked in the parking lot at any given time. Table 2 summarizes the peak hour of customer activity and the peak hour of parking demand for each study store. Table 2 - Peak Hours of Customer Activitv and ParkinR Demand Customers Entering the Store During Peak Hour* 133 125 Store # Store Name Peak Hour of Customers Entering the Store* Time of Peak Parking Demand Parking Spaces Occupied at Peak 703 MONTEBELLO 8 to 9 AM 705 POMONA 11 to 12 noon "Excludes children. Couples were counted as "1 customer." 2PM 3 PM 88 99 As shown in Table 2, the peak hour of customer activity at each store (entering the store) occurred before noon. Whi]e one store experienced its peak between 8 and 9 AM, the other experienced its peak between] ] AM and ]2 noon. However, both expenenced theIr heavIest pen ods of customer activity between 8 AM and ]2 noon (see Table 3). In contrast, the peak time of parking occupancy occurred in the afternoon (2 PM at one store, and 3 PM at the other). In genera], the peak parking demand occurs two to three hours after the end ofthe peak morning period of customer activity. Due to the complexity of the relationship between the number of customers entering the store and the time each spends in the store, there is no direct correlation between number of customers entering the store and number of vehicles parked in the parking lot. Instead, the peak parking occupancy is typically correlated with the amount of daily business a store transacts. Detai]ed counts of customers entering the store and the corresponding number of parking spaces occupied for each hour ofthe study are presented in Appendix B. In terms of customers and transactions, if a visiting customer purchases something in the store, he/she becomes a transaction. (Contractors' Warehouse's data lists transactions as "customers," but Parking Study of Two Contractors Warehouse Stores - Final Report Page 7 A-15 31A-33 we reserve that term for people visiting the store, regardless of whether they purchased anything). While it is unknown how many visiting customers actually became transactions over the course of the day, a comparison can be made during the eight hours of data collection on the study days. Table 3 shows the number of visiting customers observed entering each store versus the number of transactions recorded on an hour-by-hour basis for each store. These data shows that there is no direct correlation between customers entering the store and transactions recorded at the cash registers, though they generally track each other in a relative order of magnitude. Typically the number of transactions is lower than potential customers overall, but sometimes the number of transactions is higher in a specific hour. The former is due to some potential customers who do not make a purchase, and the latter is due to customers arriving in one hour and not making their purchase until a later hour. Table 3 - Visitine: Customers versus Transactions Montebello Store Pomona Store October 1, 2005 October 8, 2005 Hour of the Study Day Visiting Customers Visiting Transactions Customers Transactions Entering the Store. Enterina the Store. 8t09AM 133 60 89 112 9t010AM 120 83 125 107 10to 11 AM 125 81 107 96 11 to 12 noon 83 77 121 90 12to 1 PM 82 76 70 71 1 t02PM 104 86 104 94 2 to 3 PM 80 86 95 76 3 to 4 PM 77 64 88 62 *Exdudes children. Couples were counted as"1 customer." Parking Study of Two Contractors Warehouse Stores - Final Report Page 8 A-16 31A-34 4. ANALYSIS RESULTS Developing a method of estimating future design-day parking demand entailed conducting several analyses using the data collected. First, the consistency of the data collected from each site was compared. Second, possible relationships between parking demand, sales activity levels (sales and transactions), square footage, and other store characteristics were examined to determine the best possible predictor of parking demand. Third, the study day parking demand values were adjusted to the peak hour of the 5th busiest day. Fourth, a range of parking demand rates was determined based on the results ofthe parking study. Data Comparison Several components of the data collected were compared between the study sites to assist in determining whether the data was biased or unreasonable. These components included the number of transactions, sales totals, visiting customers, parking demand patterns, and peak hours of activity. Comparisons of several of these components have already been described in the previous chapter. Specifically, both study stores had roughly the same building configuration, experienced the same patterns of parking lot use, and experienced similar peak hours of customer and parking activity. Surprisingly, both stores also had essentially the same number of visiting potential customers. However, as shown in Table 4, each store experienced different transaction-based characteristics. While not directly comparable due to their different study dates, the Montebello store brought in 76% more in sales on October I than the Pomona store brought in on October 8. Not only did the Montebello store have more transactions, but the average transaction amount was 42% higher than that of the Pomona store ($142 versus $100). These results are partially due to the fact that the Montebello store is about 16% larger than the Pomona store, but could also be partly due to their different location types (industrial versus retail areas). For example, the Pomona store, which is located in a retail shopping center, had a higher percentage of visiting customers who did not make a purchase. Table 4 - Employees, Customers, and Transactions on the Study Day Store Average Transactions Visiting Store Total During Customers* # Store Name Size Employees Transaction Transactions 8 Hours of During 8 Hours (sq.ft.) Amount Study of Study 703 MONTEBELLO 75,618 46 $142,58 970 708 804 705 POMONA 65.367 33 $100,63 753 613 799 *Excludes children. Couples were counted as "1 customer," These comparisons reveal that the two stores exhibit similar customer and parking activity patterns during the course ofthe day, but that the magnitude ofthis activity differs between the stores, likely due to store size and location type. A larger set of study stores would be necessary to determine whether these relationships are statistically significant. Parking Study of Two Contractors Warehouse Stores - Final Report Page 9 A-17 31A-35 Design Day Adjustment To adjust the study data to design-day levels, the annual transaction data provided by Contractors' Warehouse (for the calendar year 2004) were analyzed to determine the design day adjustment factors needed for each store. As discussed previously, the design-day level chosen for this study was the 5th busiest sales day of the year. To determine the appropriate adjustment factor for each store, the daily transaction total from the 5'" busiest day of the year according to the Contractors' Warehouse data was divided by the daily transactions total that occurred during the study day. The calculations for determining the design-day adjustment factor for the Pomona store are shown below: Dailv Transactions on Design Dav = Adjustment Factor Daily Transactions on Study Day Example: 5th busiest day in 2004 had 832 transactions Study day had 753 transactions 832 -i- 753 = Ll05 Study day experienced a peak parking demand of 99 spaces. Estimated design-day peak parking demand ~ 99 x 1.105 = 109 spaces Conducting the study in October appears to have been successful because the Montebello store had more transactions on the study day than even the busiest day in 2004. Without having the transaction totals for 2005, it was therefore assumed that the study day was the busiest day of2005. Therefore, the peak parking demand for the Montebello store was factored down to represent the 5th busiest day. Table 5 shows the peak parking demand observed on the study days as well as the peak parking demand calculated for the design day (the 5th busiest day of the year) and for the busiest day. As shown in the table, the calculated design-day peak parking demand is higher than that observed on the study day for both stores. Based on the daily transaction total ofthe study day, the peak parking demand calculated for the 5th busiest day includes 1 I more occupied spaces than during the study day at the Pomona store. Since the Montebello store harpened to be studied on the assumed equivalent of the busiest day of the year for that store, its 5t busiest day peak parking demand is 9 spaces fewer than that observed on the study day. Also shown in the table, none of the design-day peak parking demands exceeded the capacities of the store parking lots, and neither do the busiest- day peak parking demands. In fact, both stores have about 30 or 50 more parking spaces than would be needed on the 5th busiest day. Table 5 - Peak Parkin!! Demand on Study Day, Desi!!D Day, and Busiest Day Parking Peak Peak Parking Peak Parking Excess Parking Parking Demand Demand Store Total Capacity Demand Calculated Calculated Capacity" # Store Name Parking Available Observed for for the based on Capacity on Study on Study Design Day Busiest Day 5th and 1st Day Day (Sit. Busiestl Busiest Day 703 MONTEBELLO 113 113 88 79 88 34 25 705 POMONA 185 163 99 109 116 54 47 . <" , Parking capacity available on study day minus the peak parking demand for the 5 or 1 Busiest Days Parking Study of Two Contractors Warehouse Stores - Final Report Page 10 A-18 31A-36 Analyzing Parking Demand Typically, the design-day adjusted parking demands shown in Table 5 would be analyzed to determine which variables correlated most closely and would be the best predictors of parking for the Contractors' Warehouse stores. The 5th busiest day peak parking demand would be compared to daily and annual number oftransactions, square footage, and other store characteristics. In previous parking studies conducted for Home Depot, square footage typically showed the worst correlation with parking demand and annual sales (or transactions) typically showed the best correlation. However, since there are only two stores in this study, no statistical analysis can be conducted to determine which characteristics are the best predictors of parking demand. This is due to the fact that there are only two data points, between which any equation will yield a straight line, and therefore all variables will appear equally good at predicting the parking demand. Instead, this section of the report will detail the average relationships that exist between the various store characteristics and the parking demand. Square Footage The easiest method of predicting parking demand for a proposed store would be to base it on the square footage planned for the store. However, previous parking studies have shown that there is virtually no correlation between the square footage of a store and its resultant peak parking demand. While average rates can be extracted from this data that can be used to generally estimate the number of parking spaces that can adequately serve a store of a certain size regardless of customer activity, these rates would over-predict the amount of parking needed for a store with lower sales activity. The ratio of parking spaces needed to square footage varied greatly between the study stores as described above. The resultant parking ratios ranged from 957 square feet per required parking space at the Montebello store to 598 square feet per required parking space at the Pomona store. This shows that the Pomona store has about twice as much parking demand per square foot as the Montebello store (likely due to its location in a shopping center). The average rate is 777 square feet per required parking space. Using the average rate would over-estimate the parking needed for lower performing stores, which would be acceptable (though less cost-effective). However, using the average rate would under-estimate the parking needed for higher performing stores, which would be unacceptable. Therefore, the maximum observed rate would have to be used in order to provide enough parking for all store types; however, this would over-estimate parking needed for lower performing stores and be a waste of land and resources. This dilemma demonstrates why basing parking needs on square footage alone is inefficient and not cost-effective. Despite its shortcomings, if it is absolutely necessary to predict parking needs based on square footage, these general rates can be used. Specifically, a rate of one parking space per 600 square feet could be applied to new Contractors' Warehouse stores that will be located in shopping centers, and a rate of one parking space per 960 square feet could be applied to new stores that will be located in industrial areas. More store locations would need to be studied in order to refine these rates and/or calculate a more robust average rate for both store types. Barring that, the maximum parking-to- Parking Study of Two Contractors Warehouse Stores - Final Report Page 11 A-19 31A-37 square footage rate observed in this study would normally be used in order to cover the needs for all types of stores. In other words, the results from this analysis show that one parking space would be required for every 600 square feet of the building in order to provide enough parking for the peak parking demand at all types of stores on the 5th busiest day of the year. Transactions While more difficult to estimate for a proposed store, previous parking studies have shown that the number of transactions and/or the amount of annual sales are better predictors of parking demand than square footage. An illustration of why sales data are better predictors of parking demand than square footage is that if there are two stores of identical size, the store with more customers (and therefore sales) will have a higher parking demand than the store with fewer customers. While it is true that larger stores have the potential for attracting more customers, a large store with few customers will have less parking needs than a smaller store with more customers. These relationships are intuitive because the number of transactions is very closely related to the number of customers visiting the store. Visiting customers are defined as adults with purchasing power that visit the store (children who accompany their parents do not have purchasing power and are therefore not considered visiting customers). A transaction occurs when a visiting customer becomes a transaction by purchasing something. Therefore, if it is assumed that there is one transaction per vehicle, transactions should then be closely related to vehicle traffic. In addition, assuming some average sale amount per customer, the total sales figures would also be closely related to transactions, customers, and vehicle traffic. The ratio of parking spaces needed to annual transactions varied between the study stores, but not as widely as the square footage-based ratios. The resultant parking ratios ranged from 2,738 annual transactions per required parking space at the Montebello store to 1,915 annual transactions per parking space at the Pomona store. This shows that the Pomona store has more parking demand per transaction than the Montebello store (again, likely due to its location in a shopping center where it will have more browsing customers). The average rate is 2,327 annual transactions per parking space. Again, using the average rate would over-estimate the parking needed for lower performing stores and under-estimate the parking needed for higher performing stores. Therefore, until more data can be collected, it is recommend that the different rates be used according to the store location type. Specifically, a rate of one parking space per 1,915 annual transactions could be applied to new Contractors' Warehouse stores that will be located in shopping centers, and a rate of one parking space per 2,740 annual transactions could be applied to new stores that will be located in industrial areas. More store locations would need to be studied in order to refine these rates and/or calculate a more robust average rate for both store types. Adjustmentsfor Other Parking Lot Uses While the rates and equations detailed above account for the customer, employee, and day-laborer demand for parking spaces, they do not address the other uses of Contractors' Warehouse parking lots. As described previously, there are three other uses of the parking lot beyond providing parking spaces for customers and employees. The first use is cart storage, which is directly related to customer use of the parking lot. The other two uses are sales displays and storage of store Parking Study of Two Contractors Warehouse Stores - Final Report Page 12 A-20 31A-38 merchandise and equipment, both of which do not have to be provided in the parking lot, but often are. These parking lot uses increase the number of spaces needed in a parking lot beyond what can be predicted by square footage or transaction data. While difficult to quantify, a parking lot must provide additional spaces to accommodate stray abandoned carts that customers will inevitably leave behind. Assuming that cart return corrals are provided separately (rather than placing them in parking spaces), a certain number of parking spaces will likely be taken out of service by stray carts, so the predicted parking capacity should be increased by a similar number of parking spaces. While this has been observed to be a bigger problem at some Home Depot stores, the two Contractors' Warehouse study locations both had aggressive cart collection schedules (with employees collecting stray carts twice an hour). In general, the equivalent of one parking space was taken out of service at any time by stray carts. Therefore, only one parking space needs to be added to the predicted parking capacity to account for stray carts. The number of parking spaces used to display merchandise and/or store stockpiles of merchandise and equipment cannot be related to the level of predicted parking demand. This decision must be made on a store-by-store basis, or via a corporate-wide decision. Currently, the number of spaces taken out of service for these purposes varied from zero at one store to 22 spaces at the other. Once a store or corporate decision has been made as to how many parking spaces will be used for displays and/or storage, that number should be added to the number of parking spaces predicted by the rates above. Parking Study of Two Contractors Warehouse Stores - Final Report Page 13 A-21 31A-39 5. CONCLUSIONS & RECOMMENDATIONS Based upon the parking demand studies conducted at two Contractors ' Warehouse stores in the Los Angeles area, the following conclusions and recommendations are presented: · None ofthe Contractors' Warehouse store parking lots filled to capacity on any ofthe study days. . The average peak occupancy among the study stores was 69% of the parking spaces available for use. The lowest peak occupancy was 61 % and the highest was 78%. . At the Pomona store, a certain number of parking spaces were taken out of service by the placement of stacks of building materials and the storage of rental equipment and forklifts. . The 5th busiest day was chosen for the design day in this analysis. This means that each store would have adequate parking spaces for the parking demand experienced every hour of every day of the year except for during the peak hours of demand on the 4 busiest days ofthe year. . The two study stores exhibited similar patterns of parking lot use, and experienced similar peak hours of customer and parking activity. However, each store experienced different transaction-based characteristics. This is likely due to the fact that the Montebello store is located in an industrial area and the Pomona store is located in a retail shopping center. (The Pomona store had a higher relative parking demand because it had more visiting customers who did not make a purchase.) . Based on this study, it appears that Contractors' Warehouse stores located in retail shopping centers attract more browsing customers and therefore need more parking than stores located in industrial areas. . The resultant design-day square footage rates varied between the study stores, ranging from 598 square feet per required parking space at the Pomona store to 957 square feet per required parking space at the Montebello store. . In terms of building space, the average square footage rate between the study stores was 777 square feet per required parking space. The use of this average to calculate future parking demand is not recommended. Parking Study of Two Contractors Warehouse Stores - Final Report Page 14 A-22 31A-40 . Previous parking studies have shown that there is virtually no correlation between the square footage of a store and its resultant peak parking demand. . Ifusing square footage to predict parking needs, a rate of one parking space per 600 square feet could be applied to new Contractors' Warehouse stores that will be located in shopping centers, and a rate of one parking space per 960 square feet could be applied to new stores that will be located in industrial areas. If only one rate is to be used, it should be the maximum rate observed: one parking space would be required for every 600 square feet of the building in order to provide enough parking for the peak parking demand at all types of stores on the 5th busiest day of the year. . Previous parking studies have shown that the number oftransactions and/or the amount of annual sales are better predictors of parking demand than square footage. For example, if there are two stores of identical size, the store with more customer traffic (and therefore sales) will have a higher parking demand than the store with fewer customers. . The resultant parking ratios ranged from 2,738 annual transactions per required parking space at the Montebello store to 1,915 annual transactions per required parking space at the Pomona store. . The average transaction rate is 2,327 annual transactions per required parking space. Using the average rate would over-estimate the parking needed for lower performing stores and under-estimate the parking needed for higher performing stores, and therefore is not recommended. . It is recommended that the different rates be used according to the store location type. Specifically, a rate of one parking space per 1,915 annual transactions could be applied to new Contractors' Warehouse stores that will be located in shopping centers, and a rate of one parking space per 2,740 annual transactions could be applied to new stores that will be located in industrial areas. . More store locations would need to be studied in order to refine these rates and/or calculate a more robust average rate for both store types. . It is important to note that the rates detailed above do not predict the additional amount of parking needed to provide cart storage, sales displays, and storage of store merchandise and equipment The additional parking spaces required for these uses must be estimated and added to the parking demand predicted by the equations in order to arrive at the total number of parking spaces to build. . The predicted parking demand should be increased by one parking space to account for stray carts that may take a parking space out of service for a short time. . The number of parking spaces that will be used to display merchandise and/or stockpile merchandise and equipment must be decided upon on a store-by-store basis (or by a corporate-wide decision) and then added to the predicted parking demand. Parking Study of Two Contractors Warehouse Stores - Final Report Page f 5 A-23 31A-41 Appendix A Parking Lot Surveys A-24 31A-42 ~ u.. ~,.," '" 1< , ,1 l. il ~ .~l ~~ :Ii lID If i~ .' lliI 1ft ,... 1- OD OJ '"' o .... 00 o - - OJ ..Q ~ = o ~ ~ N ..;, ~ ,j II 1,l1 . 1-' L . ~ ~ a-"! -Iil ..0 CD .' ~ ,., w ~ ~~') ;~ A- 3 ~ j3 ~ ... 11... ~. ,..:t\ 'I {' ~ .~ 1 ,., .~ I 2 " -01 ... . ~ . . ;;; 1 ~ ~ i'_": .:5- i ~ t . 'f ,-- - --..... -~.- .. ,- ~ --...-.--- t .. ,. ... 31A-43 ~ ~ 'I':" '," - 'I' l~ :: . ~- -:-:l~ J --~~-_. ,II I.~ : . -.' .-. 'I} III Jr n_ . -. . 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J'o- <([lJOOWLL~I >~-1<([lJ""NC. c C c c c c c c c c c c ro ro -1r -1r .0_'" OOOOOOOOOOOOJJ ~ ~n~~uu~~U~~urororom~2 ~ Q) ~ ~ Q} Q) ~ ~ ID ~ ~ ID ~ ~ ~ ~ ffi 0 (f)(f)(f)(f)(f)(f)(f)(f)(f)(f)(f)(f)<(<(<(<(If- 31A-47 TRAFFIC DATASERVICES,INC SUMMARY OF VEHICULAR TURNING MOVEMENTS LOCATION: CONTRACTORS WAREHOUSE FILENAME: 01715D1 601 E. IMPERIAL DATE: 1/22/07 CITY: LA HABRA DAY: MONDAY DRIVEWAY # PERIOD 1 2 3 4 5 Total BEGINS IN OUT IN OUT IN OUT IN OUT IN OUT IN OUT 7:00 AM 6 2 1 0 1 0 7 2 :16AM 2 3 1 1 1 0 4 4 :30 AM 6 0 1 3 0 3 7 6 :46 AM 2 1 3 2 2 1 7 4 8:00 AM 3 3 2 2 0 0 5 5 :15AM 6 6 1 1 0 0 7 7 :30 AM 5 2 2 2 0 0 7 4 :45 AM 1 7 2 1 0 0 3 8 4:00 PM 3 6 2 0 2 0 7 6 :15PM 1 4 3 3 0 0 4 7 :30 PM 5 4 4 2 0 1 9 7 :45 PM 1 5 0 0 0 0 1 5 6:00 PM 2 3 0 0 3 0 5 3 :15PM 2 6 2 1 0 0 4 7 :30 PM 1 1 0 1 0 0 1 2 :45 PM 0 2 1 1 0 0 1 3 TOTAL: 45 55 25 20 9 5 o o o o 79 80 COMMENTS: SEE PICTURE A-3D 31A-48 TRAFFIC DATA SERVICES, INC. PARKING STUDY LOCATION: CONTRACTORS WAREHOUSE 601 E. IMPERIAL HWY CITY: LA HABRA ZONES FILENAME: 01715PK1 DATE: 1/22/07 DAY: MONDAY ZONES 9 10 11 12 TOTAL 93 Time Period Beginning 1 2 3 4 5 6 7 6 SPACES: 93 6:00 AM :30 AM 7:00AM :30 AM 8:00 AM :30 AM 9:00 AM :30 AM 10:00 AM :30 AM 11:00AM :30 AM 12:00 PM :30 PM 1:00PM :30 PM 2:00 PM :30 PM 3:00 PM :30 PM 4:00 PM :30 PM 5:00 PM :30 PM 6:00 PM :30 PM 7:00 PM ,30 PM 8:00 PM :30 PM g:OO PM :30 PM 18 23 28 28 32 18 23 28 28 32 28 26 22 19 18 28 28 22 19 18 COMMENTS: A-31 31A-49 TRAFFIC DATA SERVICES, INC. GAP SURVEY LOCATION: 4TH ST @ SANTA FE ST FILENAME 01715G1A DIRECTION: ALL DIRECTiONS DAY: MONDAY CITY: SANTA ANA DATE 1/22/2007 TIME PERIOD 7,00 - 900 AM TIME GAP TIME GAP TIME GAP 07:00:21 07:10:21 00:00:39 07:18:35 00:0013 07:00:32 00:00: 11 07:10:35 00:00: 14 07: 18:44 00:00:09 07:01:18 00:00:46 07:10:41 00:00:06 07: 19:07 00:00:23 07:01 :26 00:00:08 07: 1 0:52 00:00:11 07:19:18 00:00:11 07:02:10 00:00:44 07:11:10 00:00:18 07:19:35 00:00: 17 07:02:32 00:00:22 07:11:30 00:00:20 07:19:56 00:00:21 07:03:07 00:00:35 07:11:47 00:00: 17 07:19:58 00:00:02 07:03:28 00:00:21 07:11:55 00:00:08 07:20: 16 00:00:18 07:03:35 00:00:07 07:12:21 00:00:26 07:20:35 00:00:19 07:03:49 00:00: 14 07:12:29 00:00:08 07:20:42 00:00:07 07:04:23 00:00:34 07:12:41 00:00:12 07:20:50 00:00:08 07:04:34 00:00:11 07:13:05 00:00:24 07:20:57 00:00:07 07:0451 00:00:17 07:13:15 00:00:10 07:21:18 00:00:21 07:04:58 00:00:07 07:13:32 00: 00: 17 07:21 :28 00:00:10 07:05:03 00:00:05 07:13:53 00:00:21 07:21 :45 00:00: 17 07:05:10 00:00:07 07:14:12 00:00:19 07:21:56 00:00:11 07:05:19 00:00:09 07:14:19 00:00:07 07:22: 18 00:00:22 07:05:28 00:00:09 07:14:26 00:00:07 07:22:26 00:00:08 07:06:01 00:00:33 07:14:51 00:00:25 07:22:45 00:00: 19 07:06:14 00:00: 13 07:15:15 00:00:24 07:22:52 00:00:07 07:06:31 00:00:17 07:15:29 00:00: 14 07:23: 12 0000:20 07:06:39 00:00:08 07:15:38 00:00:09 07:23:22 00:00:10 07:06:47 00:00:08 07: 15:50 00:00:12 07:23:55 00:00:33 07:06:56 00:00:09 07:15:57 00:00:07 07:24: 16 00:00:21 07:07: 1 0 00:00:14 07:16:07 00:00:10 07:24:35 00:00: 19 07:07:17 00:00:07 07:16:15 00:00:08 07:24:42 00:00:07 07:07:31 00:00:14 07:16:36 00:00:21 07:24:58 00:00: 16 07:07:56 00:00:25 07: 16:46 00:00:10 07:25:17 00:00: 19 07:08:03 00:00:07 07:17:01 00:00:15 07:25:31 00:00:14 07:08:11 00:00:08 07:17:12 00:00:11 07:25:42 00:00:11 07:08:38 00:00:27 07:17:23 00:00:11 07:26:07 00:00:25 07:08:46 00:00:08 07: 17:30 00:00:07 07:26:38 0000:31 07:09:18 00:00:32 07:17:51 00:00:21 07:26:57 00:00:19 07:09:27 00:00:09 07: 17:58 00:00:07 07:27: 11 00:00:14 07:09:34 00:00:07 07:18:12 00:00:14 07:27:55 00:00:44 07:09:42 00:00:08 07: 18:22 00:00: 1 0 07:28:22 00:00:27 COMMENTS A-33 31A-51 TRAFFIC DATA SERVICES, INC. GAP SURVEY LOCATION 4TH ST @ SANTA. FE ST FILENAME 01715G1B DIRECTION ALL DiRECTIONS DAY: MONDAY CITY: SANTA ANA DATE 1/22/2007 TIME PERIOD 700 ~ 900 AM TIME GAP TIME GAP TIME GAP 07:28:48 07:43:18 00:00:11 07:57:42 00:00:23 07:28:55 00:00:07 07:43:39 00:0021 07:57:48 00:00:06 07:29:09 00:00:14 07:44:40 00:01 :01 07:58:52 00:01:04 07:29: 18 00:00:09 07:44:52 00:00:12 07:59:02 00:00: 1 0 07:29:35 00:00: 17 07:45: 15 00:00:23 07:59:05 00:00:03 07:30:13 00:00:38 07:45:23 00:00:08 07:59:20 00:00:15 07:30:27 00:00:14 07:46:37 00:01:14 07:59:36 00:00:16 07:31:01 00:00:34 07:46:50 00:00:13 0759:48 00:00: 12 07:31 :08 00:00:07 07:47:12 00:00:22 08:00:17 00:00:29 07:31 :20 00:00:12 07:47:25 00:00: 13 08:00:28 00:00:11 07:31:27 00:00:07 07:48:01 00:00:36 08:02:12 00:01 :44 07:31 :40 00:00:13 07:48:09 00:00:08 08:02:20 00:00:08 07:31:49 00:00:09 07:48:19 00:00:10 08:03:01 00:00:41 07:32:04 0000:15 07:48:26 00:00:07 08:03:08 00:00:07 07:32:12 00:00:08 07:49:01 00:00:35 08:03:10 00:00:02 07:32:54 00: 00: 42 07:49:15 00:00:14 08:03:22 00:00:12 07:33:13 00:00: 19 07:50:09 00:00:54 08:04:05 00:00:43 07:33:21 00:00:08 07:50:20 00:00: 11 08:04:15 00:00:10 07:34:12 00:00:51 07:51 :07 00:00:47 08:04:52 00:0037 07:34:26 00:00:14 0751 :23 00:00:16 08:05:02 00:0010 07:35:15 0000:49 07:51 :34 00:00:11 08:05:28 00:00:26 07:35:29 00:00:14 07:51 :42 00:00:08 08:05:35 00:00:07 07:36:07 00:00:38 07:53:03 00:01 :21 08:07:08 00:01 :33 07:36:15 00:00:08 07:53:16 00:00:13 08:07:20 00:0012 07:37: 15 00:01 :00 07:53: 19 00:00:03 08:08:39 00:01:19 07:37:24 00:00:09 07:53:23 00:0004 08:08:48 00:00:09 07:3818 00:00:54 07:54:01 00:00:38 08:08 58 00:00:10 07:38:26 00:00:08 07:54:14 00:00:13 08:09:05 00:00:07 07:39:01 00:00:35 07:55:04 00:00:50 08:09:29 00:00:24 07:39:09 00:00:08 07:55:13 00:00:09 08:09:51 00:00:22 07:39:51 00:00:42 07:55:41 00:00:28 08:10:21 00:00:30 07:40:01 00:00: 1 0 07:55:50 00:00:09 08:10:30 00:00:09 07:41:08 00:01 :07 07:56:59 00:01 :Og 08:11:17 00:00:47 07:4120 00:00:12 07:57:06 00:00:07 08:11:31 00:00:14 07:42:56 00:01 :36 07:57:12 00:00:06 08:12:04 00:00:33 07:43:07 00:00:11 07:57:19 00:00:07 08:1212 00:00:08 COMMENTS A-34 31A-52 TRAFFIC DATA SERVICES, INC. GAP SURVEY LOCATION 4TH ST @ SANTA FE ST FILENAME 01715G1C DIRECTION: ALL DIRECTiONS DAY: MONDAY CITY SANTA ANA DATE: 1/22/2007 TIME PERIOD 700 - 9,00 AM TIME GAP TiME GAP TIME GAP 08:12:39 08:26:11 00:00:34 08:45:12 00:01 :04 08: 12:48 OO:OO:Og 08:26:23 00:0012 08:45: 19 00:00:07 08:13:21 00:00:33 08:27:12 00:00:49 08:45:51 00:00:32 08:13:35 00:00:14 08:27:25 00:00: 13 08:46:03 00:00:12 08:14:18 00:00:43 08:28: 15 00:00:50 08:46:31 00:00:28 08:14:30 00:00:12 08:28:27 00:00: 12 08:46:42 00:00:11 08:14:51 00:00:21 08:28:54 00:00:27 08:46:58 00:00:16 08:15:08 00:00: 17 08:29: 12 00:00: 18 08:47:08 00:00:10 08:15:38 00:00:30 08:30:42 00:01 :30 08:47:32 00:00:24 08:15:47 00:00:09 08:30:56 00:00:14 08:47:41 00:00:09 08:16:28 00:00:41 08:31:21 00:00:25 08:48:07 00:00:26 0816:45 00:00: 17 08:31 :36 00:00:15 08:48:16 00:00:09 08:17:51 00:01 :06 08:33:02 00:01 :26 08:48:41 00:00:25 08:18:12 00:00:21 08:33:14 00:00:12 08:48:52 00:0011 08: 18:45 00:00:33 08:33:46 00:00:32 08:49:02 00:00:10 08: 18:54 00:00:09 08:33:58 00:00:12 08:49: 12 00:00: 10 08:19:21 00:00:27 08:34:23 00:00:25 08:49:31 00:00:19 08:19:31 00:00:10 08:34:40 00:00:17 08:49:42 00:00:11 08:20: 12 00:00:41 08:35:28 00:00:48 08:50:23 00:00:41 08:20:31 00:00:19 08:35:41 00:00: 13 08:50:32 00:00:09 08:21:17 00:00:46 08:36: 17 00:00:36 08:50:51 00:00:19 08:21:31 00:00:14 08:36:35 00:00:18 08:50:58 00:00:07 08:22:40 00:01 :09 08:36:58 00:00:23 08:51:18 00:00:20 08:22:48 00:00:08 08:37:09 00:00: 11 08:51:30 00:00:12 08:23: 18 00:00:30 08:38:21 00:01:12 08:52:21 00:00:51 08:23:29 00:00:11 08:38:34 00:00:13 08:52:43 00:00:22 08:23:41 00:00:12 08:39:18 00:00:44 08:53:05 00:00:22 08:23:51 00:00: 1 0 0839:31 00:00:13 08:53:35 00:00:30 08:24:16 00:00:25 08:40:02 00:00:31 08:53:49 00:00: 14 08:24:25 00:00:09 08:40:11 00:00:09 08:53:58 00:00:09 08:24:38 00:00: 13 08:42: 18 00:0207 08:54:07 00:00:09 08:24:47 00:00:09 08:42:26 00:00:08 08:54:18 00:00:11 0825:03 00:00: 16 08:43:07 00:00:41 0854:37 00:00: 19 08:25:11 00:00:08 08:4331 00:00:24 08:54:45 00:00:08 08:25:29 00:00:18 08:43:55 00:00:24 08:55:21 00:00:36 08:25:37 00:00:08 08:44:08 00:00:13 08:55:41 00:00:20 COMMENTS A-35 31A-53 LOCATION 4TH ST @ SP,NTA FE ST DIRECTION: ALL DIRECTIONS CITY SANTA ANA TRAFFIC DATA SERVICES, INC. GAP SURVEY FILENAME: 01715GlO DAY: MONDAY DATE: 1122/2007 TIME PERIOD: 7,00 - 900 AM TIME 08:56:09 08:56:17 08:57:14 08:57:27 08:57:43 08:57:52 08:58:17 08:58:25 08:58:53 08:59:10 08:59:48 08:5959 GAP 00:00:08 00:00:57 00:00:13 00:00:16 00:00:09 00:00:25 00:00:08 00:0028 00:00:17 00:00:38 00:00:11 TIME GAP TIME GAP COMMENTS A-36 31 A-54 TRAFFIC DATA SERVICES, INC. GAP SURVEY LOCATION 4TH ST @ SANTA FE ST FILENAME 01715G1Q DIRECTION ALL DIRECTIONS DAY: MONDI'.Y CITY SANTA ANI', DATE 1/22/2007 TIME PERIOD 4,00 - 600 PM TIME GAP TIME GAP TIME GAP 16:43:05 17:01:03 00:00:06 17:1912 00:00:36 16:43:12 00:00:07 17:01:13 00:00:10 1719:19 00:00:07 16:44:20 00:01 :08 17:02:16 00:01 :03 17:19:25 00:00:06 16:44:27 00:00:07 17:02:24 00:00:08 17:19:36 00:00:11 16:45:12 00:00:45 17:02:43 00:00: 19 17:20:29 00:00:53 16:45:39 00:00:27 17:02:50 00:00:07 17:20:34 00:00:05 16:47:11 00:01 :32 17:03:07 00:00: 17 17:20:51 00:00: 17 16:4718 00:00:07 17:03:15 00:00:08 1721 :04 00:00:13 16:48:13 00:00:55 17:04:27 00:01:12 17:21:20 00:00:16 16:48:20 00:00:07 17:04:34 00:00:07 17:21:34 00:00: 14 16:50:28 00:02:08 17:05:28 00:00:54 17:22:26 00:00:52 16:50:37 00:00:09 17:05:34 00:00:06 17:22:36 00:00:10 16:50:41 00:00:04 17:06:39 00:01 :05 17:22:56 00:00:20 1650:47 00:00:06 17:06:46 00:00:07 17:23:04 00:00:08 16:52:12 00:01 :25 17:07:33 00:00:47 17:23:11 00:00:07 16:52:18 00:00:06 17:07:38 00:00:05 17:23:38 00:00:27 16:52:32 00:00:14 17:08:46 00:01 :08 17:24:28 00:00:50 16:52:46 00:00:14 17:08:57 00:00:11 17:24:34 00:00:06 16:53:07 00:00:21 17: 1 0:22 00:01:25 17:24:42 00:00:08 16:53:17 00:00: 1 0 17:10:38 00:00:16 17:24:49 00:0007 16:54:08 00:00:51 17:11:16 00:00:38 17:25:16 00:00:27 16:54:19 00:00:11 17:11:23 00:00:07 17:25:24 00:00:08 16:54:36 00:00: 17 17:12:47 00:01 :24 17:26:10 00:00:46 16:54:43 00:00:07 17:12:56 00:00:09 17:26:18 00:00:08 16:56:06 00:01 :23 17:13:30 00:00:34 17:28:08 00:01 :50 16:56:22 00:00:16 17:13:38 00:00:08 17:28:24 00:0016 16:56:24 00:00:02 17:14:28 00:00:50 17:29:00 00:00:36 16:56:33 00:00:09 17:14:36 00:00:08 17:29:24 00:00:24 16:57:17 00:00:44 17:15:23 00:00:47 17:30:18 00:00:54 16:5723 00:00:06 17:15:30 00:00:07 17:30:26 00:00:08 1658:14 00:00:51 17:16:31 00:01:01 17:30:33 00:00:07 16:58:35 00:00:21 17:16:38 00:00:07 17:30:42 00:00:09 17:00:32 00:01 :57 17:17:15 00:00:37 17:31:05 00:00:23 17:00:43 00:00:11 17:17:26 00:00:11 17:31:14 00:00:09 17:00:50 00:00:07 17:18:30 00:0104 17:32:26 00:01:12 17:00:57 00:00:07 17:18:36 00:00:06 17:32:34 00:00:08 COMMENTS A-37 31A-55 TRAFFIC DATA SERVICES,INC. GAP SURVEY LOCATION: 4TH ST @ SANTA FE ST FILENAME: 01715G1P DiRECTION ALL DIRECTIONS DAY MONDAY CITY: SANTA ANA DATE 1/22/2007 TIME PERIOD 400 - 6:00 PM TIME GAP TIME GAP TIME GAP 16:00:15 16:13:29 00:00:52 16:27:23 00:00:02 16:00:28 00:00:13 16:13:36 00:00:07 16:27:34 00:00:11 16:00:41 00:00: 13 16:14:15 00:00:39 16:28:09 00:00:35 16:00:53 00:00: 12 16:14:32 00:00: 17 16:28:34 00:00:25 16:01:45 00:00:52 16:14:56 00:00:24 16:28:36 00:00:02 16:01:55 00:00:10 16:15:05 00:00:09 16:28:58 00:00:22 16:02:11 00:00:16 16:15:19 00:00:14 16:30:19 00:01:21 16:02:18 00:00:07 16:15:31 00:00:12 16:30:29 00:00: 1 0 16:02:31 00:00: 13 16:16:55 00:01 :24 16:31:15 00:00:46 16:02:44 00:00:13 16:17:01 00:00:06 16:31:31 00:00: 16 16:03:21 00:00:37 16:18:12 00:01:11 16:32:55 00:01 :24 16:03:32 00:00:11 1618:23 00:00:11 16:33:07 00:00:12 16:04:18 00:00:46 16:18:35 00:00:12 16:34:06 00:00:59 16:04:25 00:00:07 16:18:42 00:00:07 16:3415 00:00:09 16:05:03 00:00:38 16:18:48 00:00:06 16:34:19 00:00:04 16:05:17 00:00:14 16:18:58 00:00: 1 0 16:34:31 00:00:12 16:05:34 00:00:17 16:19:10 00:00: 12 16:35:10 00:00:39 16:05:40 00:00:06 16:19:27 00:00:17 16:35:18 00:00:08 16:06:11 00:00:31 16:20:48 00:01:21 16:35:24 00:00:06 16:06:19 00:00:08 16:21:05 00:00:17 16:35:34 00:00:10 16:06:29 00:0010 16:21 :20 00:00:15 16:36:53 00:01:19 16:06:38 00:00:09 16:21:32 00:00:12 16:37:05 00:00:12 16:08:09 00:01:31 16:22:36 00:01 :04 16:38:21 00:01:16 16:08:22 00:00: 13 16:22:44 00: 00: 08 16:38:29 00:00:08 16:08:30 00:00:08 16:23:11 00:00:27 16:38:39 00:00:10 16:08:50 00:00:20 16:23:20 00:00:09 16:38:47 00:00:08 16:08:52 00:00:02 1624:12 00:00:52 16:3901 00:00:14 16:09:12 00:00:20 16:24:29 00:00:17 16:39:10 00:00:09 16:10:13 00:01:01 16:24:52 00:00:23 16:39:29 00:00: 19 16:10:30 00:00: 17 16:25:02 00:00: 1 0 16:39:34 00:00:05 16:10:42 00:00:12 16:25:24 00:00:22 16:40:54 0001 :20 16:10:58 00:00:16 16:25:36 00:00:12 16:41:04 00:00:10 16:11:06 00:00:08 16:26:41 00:01 :05 16:4222 00:0118 16:11:12 00:00:06 16:26:49 00:00:08 16:42:27 00:00:05 16:12:29 00:01:17 16:27:00 00:00:11 16:42:42 00:00: 15 16:12:37 00:00:08 16:27:21 00:00:21 16:42:50 00:00:08 COMMENTS A-38 31A-56 TRAFFIC DATA SERVICES, INC. GAP SURVEY LOCATION: 4TH ST @ SANTA FE ST DIRECTION: ALL DIRECTIONS CITY SANTA ANA TIME PERIOD: 4,00 - 600 PM TIME GAP TIME GAP 17:33:17 17:46:56 00:00:09 17:33:26 00:00:09 17:47:04 00:00:08 17:34:10 00:00:44 17:47:11 00:00:07 17:34:21 00:00:11 17:47:22 00:00:11 17:34:23 00:00:02 17:48:11 00:00:49 17:34:34 00:00:11 17:48:19 00:00:08 17:34:52 00:00:18 17:48:25 00:00:06 17:34:57 00:00:05 17:48:31 00:00:06 17:35:14 00:00: 17 17:48:53 00:00:22 17:35:25 00:00:11 17:49:04 00:00: 11 17:36:24 00:00:59 17:50:20 00:0116 17:36:32 00:00:08 17:50:35 00:00:15 17:37:24 00:00:52 17:51:19 00:00:44 17:37:31 00:00:07 17:51:34 00:00: 15 17:38:48 00:01:17 17:52:24 00:00:50 1739:02 00:00:14 17:52:37 00:00:13 17:39:03 00:00:01 17:52:47 00:00:10 17:39:10 00:00:07 17:52:53 00:00:06 17:40:11 00:01:01 17:52:55 00:00:02 17:40:20 00:00:09 17:53:29 00:0034 17:40:32 00:00:12 17:54:47 00:01:18 17:40:40 00:00:08 17:54:57 00:00:10 17:40:42 00:00:02 17:55:03 00:00:06 17:40:56 00:00:14 17:55:12 00:00:09 17:41:16 00:00:20 17:55:14 00:00:02 17:41:23 00:00:07 17:55:24 00:00:10 17:42:11 00:00:48 17:5615 00:00:51 17:42:35 00:00:24 17:56:31 00:00: 16 17:43:19 00:00:44 17:56:48 00:00: 17 17:43:28 00:00:09 17:56:58 00:00:10 17:44:12 00:00:44 17:57:06 00:00:08 17:44:25 00:00:13 17:57:13 00:00:07 17:44:31 00:00:06 17:57:23 00:00: 1 0 17:45:32 00:01:01 17:57:30 00:00:07 17:46:39 00:01 :07 17:58:11 00:00:41 17:46:47 00:00:08 17:58:21 00:00:10 COMMENTS' FILENAME 01715G1R DAY: MONDAY DATE 1/22/2007 TIME GAP 17:58:23 00:00:02 17:59:00 00:00:37 17:59:16 00:00:16 17:59:25 00:00:09 A-39 31A-57 City of Santa Ana SANTA ANA HD SUPPLY REPAIR AND REMODEL SITE TRAFFIC AND PARKING ANALYSIS ' Prepared by: Austin-Foust Associates, Inc. 2223 Wellington Avenue. Suite 300 Santa Ana. California 92701-3161 (714) 667-0496 February 12. 2007 VA 07-1 EXHIBIT 6 31A-58 SANTA ANA HD SUPPL Y REPAIR AND REMODEL SITE TRAFFIC AND PARKING ANALYSIS Home Depot is proposing to reuse two existing buildings at 1044 E. Fourth Street in Santa Ana as a supply repair and remodel facility. The project will provide 104 parking spaces compared to a City Code requirement of 176 (i.e., two spaces per thousand square feet). This study investigates the actual demand for parking as well as the trip generation and left turn access to/from the site in support of a request by the project for a possible variance. PARKING ANALYSIS The site, as illustrated in Figure I, encompasses two existing buildings totaling 88,020 sf situated on E. Fourth Street in the midst of an industrial zone. Figure 2 provides a detailed plan of the proposed revisions to the existing facility. Austin-Foust Associates, Inc. (AF A) conducted a literature search as well as an actual case study of the parking demand of an existing similar Contractor's Warehouse use in La Habra, California. Literature Search Results The Institute of Transportation Engineers (lTE) produced a publication Parking Generation, 3,d Edition dated 2004 which is regarded as the best source in the industry on parking demand. 1bis publication provides the following information with respect to parking demand for industrial and building supply users. Table I PARKING DEMAND FOR INDUSTRIAL TYPE USERS User A vera~e Peak Parkin~ Demand (spaces/TSF) Ran~e 1. Industrial .75 .36 - 1.19 2. Industrial Park 1.27 .55 ~ 2.44 3. Manufacturine: 1.02 .82 - 1.27 4, Building Materials 1.70. 1.1 - 1.7 Average 1.18 * max size of 30,000 sf (excludes storage area for supplies/lumber) Santa Ana HD Supply Repair and Remodel Site Traffic and Parking Analysis Austin-Foust Associates, Inc. 1073001rpt.doc 31A-59 + 31A-60 ~ o ~ '" 0; ~ :E Ul e- O;; ...l :s '" Ul <( , '" g . -, .- ~~ 'g e. ~8 ~~ 00 0- "" .~ ~ <( N ;'l "' '" '" o E o '" '" . . " "@.:!? fr~ '" . -"'..:1 2:~ ~J<: Q ~ :1:"- .'" ~ ~ SiE . . ~~ 'I...f I Il! ---.. ---- - -~. ------------a3IW.-lSllli--r- 4-- -----1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I /-. '" !;\! '" ~ 133111S ONOO3S ",-, ;.,. o,:,m,,~j;~- 'i~;; ~fU,; ,,,,".('."'; ~""L" /' .//" JB~qIlIHl~ ~"- ! ~ ~ --. ~' J \ :~;\ ~ ;' /i.~., .. ~<-< \ o < ~ \ ' ::-~b.,,, "I '..,,:~. / r ':'~'H-'0 "I ~ !I' ,~ \ 'Y~ "", .=/ . I -..I" .. "'I'" .....- , ~ ~ :... : J" ~ L' o I': '" I ']:jJJ -, . . ' :>: " '" ~ \ .;-",~-"j, \ ' '.lJ~ ~;~~~<'i::U ) I I I I \ I I \ \ \ I , \ \ / \ I \ I \ I -.,r......-' ';1-' ~ , .~~~~ c'" ~ . +c:.. \ ~, . . \ . . \ 1 \ ;~ ;J~\. :1,: \, '\ /x' 7 " ", -_\/ .'0 ',. . -- " . .-' . -, . "<,"0" "'...<C. ...,'0; 1. , ''-.,,~ . '0 "'\! 1 -, --- --- i , ;' ~ --------_.::~::_-- T-a3/iLs"'H.l1l00J /~, \.- r ~ ,If' I tu ~7 ~ !. '" + ~ 'J ~ ::!; ~ .,'; ~ , ~- 31A-61 , :rc-: ~~ 1> t j . . " . . " i ~ N ~ 3 " 0: j '" ~ on ~ ~ "' o o ~ '::-0 t~ ~S 'u e- ~- .0 <;?, -~ .0 =- &: .~ ~ <: '" lJ >'i " 'a e-.~ ~,.; - . ~~ 01!' ~,- S-l: o . :t:'" .-0 ~ ~ ,Si:E c . . " onE- Although these land use categories do not precisely reflect the proposed use, they nevertheless provide an indication of the parking associated with typical industrial users, particularly for the industrial park classification. Examination of Table 1 reveals the average peak parking demand for industrial uses is Ll8 spaces per TSF. The proposed project will provide parking at the rate of Ll8 spaces (104 spaces for 88,000 sf). It should be noted these figures represent the maximum parking demand that occurs at any one time and not the "average" throughout the day. Case Study Results There is an existing Contractor's Warehouse at 601 E. Imperial Highway which consists of two buildings totaling 108,400 sf located in an industrial area in the City of La Habra. This location is the closest similar facility to that planned in Santa Ana, and its peak parking was observed for six days (two Fridays, two Saturdays and two Sundays) in November and December 2006, and for one Monday in January 2007. The results of those parking observations revealed an absolute maximum parking demand of 42 spaces. That peak parking total consisted of 35 vehicles in the general customer parking lot and another seven contractor vehicles parked in the building supply area loading lumber and other materials. Another source of parking demand information is available from Parsons Transportation Group, Inc. who conducted case studies in 2005 of two Contractor's Warehouse Stores located in Pomona and Montebello. This study (copy attached) is quite comprehensive with regard to parking demand for this specific use and delves deeply into numbers of sales transactions and surrounding location (industrial versus retail) as well as actual parking counts to produce recommended parking guidelines. Summarizing briefly what this exhaustive study found was that the maximum parking demand at anytime was 88 spaces at Montebello and 99 spaces at Pomona. These stores are 76,000 sf and 65,000 sf, respectively. The report concludes that the absolute maximum peak parking demand on any day of the year is 88 spaces for Montebello and 116 spaces in Pomona. The Montebello store more closely approximates that which is proposed in Santa Ana because both of its size (76,000 sf) and its location in an industrial area. The Pomona store with its somewhat higher parking demand is situated in a conventional large retail center. The Parson's report provides an overall recommendation of one parking space per 950 sf (1.05 spaces per TSF) for this type of use located in an industrial area. Santa Ana HD Supply Repair and Remodel Site Traffic and Parking Analysis 4 Austin-Foust Associates. Inc. I07300lrpt.doc 31A-62 TRAFFIC ANALYSIS Access to the site is provided by two driveways on East Fourth Street-one of which is for a truck dock. The main entrance will be via the easternmost entrance which is situated on the south side of Fourth Street between Tenninal Street and Santa Fe Avenue. The second driveway (i.e. the westerly most one) is restricted to a truck dock for delivery of supplies to the site by large tracker-trailer vehicles. This driveway is not used by the general public. Fourth Street is striped with four travel lanes and a two-way left turn median. No parking is permitted on Fourth Street which means visibility entering and exiting these access points is good. Access to the main parking lot is also provided by a driveway near the cul- de-sac end. The two-way left turn lane on Fourth Street serves both of the site's two entrances as well as Santa Fe Avenue. With three locations to enter the site from a left turn on Fourth Street (all of which include a left turn lane for stopping and waiting for a gap) no significant traffic queues are expected for the site. The existing La Habra Contractor's Warehouse case study included driveway counts of vehicles entering and exiting the property during the AM and PM peak periods on a Monday in January 2007 (actual data is included in the appendix). These counts show that the existing Contractor's Warehouse generates a modest 48 trips during the AM peak hour (26 trips inbound and 22 trips outbound) and 46 trips during the PM peak hour (21 trips inbound and 25 trips outbound). The proposed project is comparable in size and surroundings to the existing La Habra Contractor's Warehouse, and is expected to generate approximately the same number of peak hour trips. FOURTH STREET GAP ANALYSIS Measurements of the gaps in through traffic along Fourth Street at Santa Fe Street in Santa Ana were conducted during the AM and PM peak periods on a Monday in January 2007 (included in the appendix). Gaps of five seconds or more in both directions of traffic were recorded. Left turns into the site from westbound Fourth Street will require a gap of at least four seconds in the eastbound traffic to safely cross traffic and enter the site. Left turns out ofthe site will require approximately seven and one- half seconds to cross both directions of traffic; however, the existence of a two-way left-turn lane on Fourth Street enables outbound left-turn traffic to complete the turn in two steps (i.e., the vehicle can cross eastbound traffic and wait in the median until an adequate gap in westbound traffic develops). Santa Ana HD Supply Repair and Remodel Site Traffic and Parking Analysis 5 Austin-Foust Associates, Inc. t 07300 1 rpt.doc 31A-63 Table I summarizes the number of gaps in both directions that are available on Fourth Street at the project site. As this table shows, there were 100 gaps of ten seconds or more in both directions of traffic during the AM peak hour. Assuming that 50 percent of project traffic is distributed to the east and 50 percent to the west, there were at least 100 gaps of sufficient duration to accommodate 24 left-turn vehicles (13 trips inbound from east of the site and II trips outbound to west of the site) during the AM peak hour. Similarly, there were at least 87 gaps to accommodate 23 left turn vehicles (II inbound from the east and 13 outbound to the west) during the PM peak hour. Sufficient gaps of adequate length are available on Fourth Street to allow the project traffic to enter and exit the site via a left turn. IMPACT OF TRAIN CROSSINGS The site is situated on Fourth Street immediately adjacent to the railroad crossing of the OCT A Metrolink mainline. The Santa Ana Regional Transportation Center (RTC) is situated just north of Fourth Street (at Santa Ana Boulevard). There are frequent train crossings at Fourth Street, which interrupts the traffic flow there. The passenger trains actually stop at the Santa Ana RTC but those stops do not block Fourth Street. Observations of the gaps in traffic on Fourth Street indicate that, while frequent train crossings do occur, they do not create a long-term blockage of the east-west flow. For example, examination of the gap data (see appendix) in the two peak periods (7-9 AM and 4-6 PM) reveals at no time was traffic flow on Fourth Street interrupted for more than one and a half minutes. Consequently, it is concluded that the existing train crossings albeit frequently, does not constitute a significant factor with respect to access to/from the site. In fact in one respect, access to and from the east is actually facilitated by the train crossings. CONCLUSION In summary, based upon the finding of a literature search and actual parking demand case studies at three existing Contractor's Warehouse Stores, it is concluded that an absolute peak parking demand on the single highest day of the year will not exceed 90 parking spaces and that includes all contractor vehicles. A total of 104 spaces (including six handicapped spaces) are being provided which results in a maximum 83 percent utilization even for the highest day of the year. During most of the time, the parking is expected to be at most about half full since the current parking at the La Habra site (maximum 42 spaces occupied) appears most representative of the planned Santa Ana site. Santa Ana HD Supply Repair and Remodel Site Traffic and Parking Analysis 6 Austin-Foust Associates, Inc. 1073001 rpt.doc 31A-64 ~ '" Q." " ~ co - r- <n <n N 00 'O M 0 r- 'Or- r- r- N N 0 r- - 0 ";j ... M M N N N N N M ~ N N_ - - N N N 00 - " Q .. foO '" " ~ 0 00 0 0 0 N - 0 - .., r-N c:: '" r- r- '" ... - - ~ ~ - - - - - " .. 0 '" " ~ 0 a-a.......ONOO .., N-O-l"'1o:::tOo::::t I 'O N >< ~ '" ...: " ~ 2 ~'" 0 2 Q.N 'O - ""-(f')r<')NlJ')lJ') -lrlONO_N"- ::> " I '" C ;::; '" ... Q f-< ... ~ -l " " ::> "" '" " :g '" e ~ w =0 ~ f-< <>: ZN r- - -NOI.ONOO l:""'-MNNl"'1o::::tMM >< I W 'O > - <>: ::> '" '" " 0.. ~ < '" M 0 0 0 - '" - - 0\ 1..0 t-O\ 0'\ '" - lrlMNo:::tt-on I - - '" " ~ 0 M "'0 N - "'N '<t '" <n N 'O N 'O r- 0 - N -- - - - M .., M N M M M '<t I '" 0 0 '" '? 00 <n ... I ... I 'C 15 0 " 0 0 0 ::r: <n 0 <n 0 <n 0 <n 0 M ::r: <n 0 <n 0 <n 0 <n 0 0 .;: ~ - M '<t 0 - '" 7- 0 ,:.: - M '<t 0 '" 7- 0 .;,: " ,:.: ,:.: ,:.: ;0 ;0 00 00 0; -l ~ .;,: .;,: .;,: .;.; .;.; <n <n -0 -l 0.. " < " ...: ,,0.. I I I I I I I I 0.. I I I I I I I I e 2 0 <n 0 <n 0 <n 0 <n f-< 2 0 <n 0 <n 0 <n 0 <n f-< 0 - M '<t 0 - M 7- 0 0 - M '<to '" 7- 0 E=: ...: ,:.: ,:.: ,:.: ,:.: ;0 ;0 ;0 00 f-< 0.. .;,: .;j-.;f ~v-; .;.; <n <n f-< " 0 " 0 -~ B" e- "- '0 g ~~ _r- -<s; 'ii o '\' .~ o -< r- ~ iii OJ ~ o E o " ~ " " .= '" fr], ~~ 0.-< g..~ "'''' Q Iii ",,,,, .'" " " -< 0 .'" -~ " . " - "',.. 31A-65 In addition, the proposed project is estimated to generate approximately 50 AM peak hour and 50 PM peak hour trips. With two public driveway locations serving the site (and a third truck only access) and the existence of a two-way left turn lane already in place on Fourth Street, no significant back-up of left turning traffic is anticipated at the project entrances. Sufficient gaps of adequate duration are available on Fourth Street during the peak hours to allow project traffic to enter and exit the site via a left turn. Observation of the effect of frequent train crossings of Fourth Street indicates these temporary blockages of through traffic albeit frequent are of short duration (less than one and a half minutes) and do not negatively impact access to the site. In fact in one respect, access to and from the east these train blockages actually improve accessibility of the site. Santa Ana HD Supply Repair and Remodel Site Traffic and Parking Analysis 8 Austin-Foust Associates, Inc. 1073001rpt.doc 31A-66 APPENDIX L "Parking Study of Two Contractor's Warehouse Final Report", Parsons Transportation Group, Inc., February 2006. 2. La Habra Contractor's Warehouse Trip Generation Data 3. Fourth Street Gap Survey Data Santa Ana HD Supply Repair and Remodel Site Traffic and Parking Analysis A.j Austin-Foust Associates, Inc. 1073001rpt.doc 31A-67 VI+07-0( pc- 1-{zh 107 _JOE ~ IrUHZ CD.. JOE KUNZ COMPANY, INC. 1038 EAST 4TH STREET' SANTA ANA CA 92701 . (714)541-2442 FAX (714)541-2332 February 23, 2007 City of Santa Ana Planning Commission Attn: Martha Ramirez 20 Civic Center Plaza PO Box 1988 M-2 Santa Ana, Ca 92702 RECEIVED FEB 2 62007 SANTA ANA PLANNING DEPT Subject: Variance No. 2007-01 Dear Martha, We would like to voice our concern of the rezoning of the property located at 1044 E 4th Street, our neighbor. The City of Santa Ana has made significant progress in Its efforts to bring commerce Into the city through its thoughtful planning and renovation. With that in mind, we find it very difficult to understand why you would entertain a rezoning of the aforementioned property for the purpose of a HD Warehouse facility. We are proud owners of a new building on the historical site of the Santa Ana train station. To bring in a warehouse distribution center that would specifically cater to the contractor industry would create numerous issues that would only detract from what you have worked to deveiop. One likely outcome of the proposed rezoning would be that of large numbers of loitering day laborers. It is likely that they will be loitering along 4th Street and N. Santa Fe Street without restroom accommodations. Another problem with the proposal is the street adjacent to this property - N. Santa Fe Street. It is a very narrow street, which leads into a residential neighborhood. This street was designed for residential traffic. The use of this street as an access to the proposed site would be a chock-point. This would be compounded by the likelihood that others will use the adjacent streets that run through the residential neighborhood in order to avoid the chock-point. Hence, the only viable access to this facility for all incoming and outgoing traffic would be the access on 4th Street. The congestion caused by the trucks and cars turning against traffic would be hazardous. This proposal raises only a few concerns to the surrounding businesses and residents that we believe have not been adequately considered. - EXHIBIT B Page 1 of 43 31A-68 FROM PHONE NO. FEB. 23 2007 07:45PM PI DOCHOR ENGINEERING, 10Bl.A EAST 4th STREET (714) 542-3774 . INC. SANTA ANA, CA 92701 City of Santa Ana Planning Dept. 20 Civic Center Plaza M-20 Attn : Martha Ramirez Reference: Notice received regarding Variance No 2007-01, for property located at 1044 E. Fourth Street, Santa Ana. PUrpose: To convert two cxisting industrial buildings within the heavy industrial zone, into a Home Improvement Warehouse. According to the City of Santa Ana, the applicant of this variance (No. 2007-01) is HD Supply, a division of Homc Depot, is planning to use 50-75 employees at this location, servicing customers, contractors, delivery trucks etc. Our cOncern is first of all that the existing parking is not adequate to handle all the employee vehicles that this will Imng, ,not including contractors, customers, and all the heavy trucks that will bring in, load, and 1ll1l0ad their cargo. This means that there will be 3 need to park on the streets surrounding the warehouse buildings, along with this comes added trash to the area, (currently daily cleanup of trash is necessary), and this would have a negative effect on the existing businesses, Dochor Engineering, Inc" located at 1061 E, Fourth Street, (north west COmer of Santa Fe Street and Founh Street) is a light manufacttrring plant, and With all the extra traffic and parking on Santa Fe Street, our delivery trucks will be greatly hampered in accessing OUr property from Santa Fe Street. Another concern is the attraction for day laborers to the area, with no restroom facilities, All of these things will no doubt have a negative effect on the surrounding businesses. Don Nyman Dochor Engineering, Inc. 1061 E. 4U, Street Santa Ana, 92701 714.542.3774 Page 2 of 43 31A-69 Mike Tardif 1419 E. 19th St. Santa Ana, CA 92705 RECEIVED MAR 2 62007 Bi\NTP. ANA PlANNING DEPT Feb. 23, 2007 City of Santa Ana Planning Commission 20 Civic Center Plaza Santa Ana, CA 92702 Re: HD Supply (Home Depot) Variance application no. 07-01 Subject property: 1044 E. 4th St. Tardif Sheet Metal: 412 N. Santa Fe St. To the members of the Planning Commission: I am a business and property owner who would be directly effected if the City were to allow this "contractors supply warehouse" to go in at 1044 E. 4th St. I am also a resident of Santa Ana. Concerning the application ofHD Supply (HDS) for a variance from City of Santa Ana parking requirements. HDS will occupy 88,000 square feet. HDS represents that they are applying for a variance as an Industrial business. They are asking for a reduction in the 2 parking space per 1,000 sq. ft. of building space required for an Industrial business. This is a misrepresentation of the true nature of the business they intend to conduct at this location. HD Supply is a retail business. Contained in the HDS bought and paid for parking analysis are direct references to the fact that this type of store caters to "home improvement customers" and "residential customers." It is not substantially different from a regular retail Home Depot home improvement store. This is a retail business it is not Industrial application. As a retail business, HDS home improvement store is required to adhere to the retail requirement of 5 parking spaces per 1,000 square feet of building space. They are providing only a questionable 104 parking spaces when they should be providing the retail requirement of 440 spaces. They are 75% short of the required number of parking spaces for their retail business. HDS and the City, if this variance application is approved, are mandating that the surrounding business and residential community absorb their grossly under allowed parking situation. This area is already severely impacted by a shortage of parking. To ask us to absorb this additional parking burden would be devastating to the community. HD Supply has had months and months of time and tons of high paid professional assistance to prepare their slick and misleading variance application. The property owners, business owners and residents of the area which will be directly effected by their inadequate parking allowance have had less than a week to prepare a response. I am asking the members of the Planning Commission to deny this variance application. Respectfully submitted, , ~/~ Page 3 of 43 31A-70 < ( Vf+D7~O( pc- 1.12~J07 SHEET METAL AND AIR CONDITIONING, INC. Feb. 26, 2007 The City of Santa Ana Planning Commission 20 Civic Center Plaza Santa Ana, CA 92702 Re: lID Supply request for variance no. 07-0 I Please reference the Santa Ana Municipal Code: Chapter 41 Zoning Article XV Off-street Parkin!!: Please first reference Division 5 Industrial uses: This Division describes "Industrial use" as Manufacturing, Warehouse Distribution (specificallv excluding "sales at retail"). and Lumberyards without builrlinl1 sllace. I have included pictures which clearly indicate the retail sales nature of Contractors Warehouse, aka lID Supply, lID Supply is clearly a retail sales establishment Therefore, the retail sales requirements for parking apply, not the Industrial use which lID Supply is representing themselves as. Please reference Division 3 Commercial and Office Standards Sec. 41-1340 Retail Stores ... - requires 5 parking spaces for each 1,000 square feet of gross floor area. Sec 41-1354. Lumberyards - 5 spaces for each 1,000 square feet of gross floor area ofbuildUul: sllace. The proposed lID Supply store has more than 88,000 square feet of building space. Therefore at 5 parking spaces per 1,000 sq. ft. (retail requirement) they would require 440 parking spaces for customer and employee parking. lID Supply has provided for only 104 parking spaces. They are more than 75% short of the required amount of parking spaces for the retail business they intend to conduct at the 1044 E. 4th St. location. I am asking the Planning Commission to denv the lID Supply request for parking variance based on: A. lID's mis-application of the Industrial parking standard B. Clearly this would be a retail sales establishment and is therefore subject to the Retail Sales parking requirements C. Their hereby demonstrated lack of required parking allowance for this proposed store location. HDS and the City, if this variance application is approved, are mandating that the surrounding business and residential community absorb their grossly under allowed parking situation. This area is already severely impacted by a shortage of parking. To ask us to absorb this additional parking burden would be devastating to the community. Respectfully submitted, ~T~ Santa Ana resident, property owner and business owner Page 4 of 43 412 N. Santa Fe St., Santa Ana, CA 92701-4907 . Ph~1 ~~>j4,f-7135 . Fax: (714) 547-4221. State Lic. #247615 \\~ ~~~~t~ .. (j\ ~~ v. r t.J::iO~~(O t}J *- ~ f -,~ ~ '" Q "CJ; ~ E ~ rt-~1-:9 't. <I- fu '7 <t-.. lp il ~ '~~ t- ~ ;;;$ t::. 11' r:. ~ ~'^ '0 t;:,J. l" ~ ~ ~ 5' rr-r"" \5 tlt'~ .$ . } t h o .. "\\\- < cl ~ (tl t g; :? ~l:: \I I $} 31A-72-=- ~ .,. ~ rr .-D C) r ~ ~ t- 7' ~ Page 5 of 43 SHEET METAL AND AIR CONDITIONING, INC. Feb. 26, 2007 City of Santa Ana Planning Conunission 20 Civic Center Plaza Santa Ana, CA 92702 Re: HD Supply variance request 07-01 2nd letter this date, additional parking related issue - lack of code reouired loading areas To the members of the Planning Conunission: According to information provided by HD Supply, within their request for variance; (pages 1 & 2 included herewith), also one page of architectural drawings included. Please reference 2nd page, Proiect Description, 1'1 paragraph of this section, and the architectural drawing, all indicate that the primarv receiving and delivery area is to be on the west side of the building. This HDS supplied documentation indicates: A. That there are only two (2) designated loading spaces - ref. SA Muni Code section cited below - 88,000 sq. ft. of building requires nine (9) loading spaces. They are seven (7) spaces short, B. That they will be moving lumber delivered from the west side of bldg. A, through their extremely crowded warehouse in bldg. A, to their lumber storage in bldg. B. This is highly unlikely, probably impossible, and it is not believable. I was born at night, but not last night. C. That WB-50 trucks need a 50 ft. turning radius, -there is only 20 ft. from the curb to the opposite side of east bound traffic lanes. Exiting by making a right turn, their trucks will be turning 30 ft. into opposing traffic and into other trucks waiting in the left turn lane to turn into their miserably inadequate receiving area. This would be highly dangerous. * And even more dangerous considering the railroad tracks immediately to the west. * Santa Ana Municipal Code. Ch. 41. Art. XV. Div. 1. Sec. 41-1305. Loadina space reQuirements. Every building involving the receipt or distribution by vehicle of materials or merchandise incidental to carrying on such actiVity shall be provided with at least one (1) space for standing, loading and unloading of vehicles to avoid undue Interference with the public use of on-site travel aisles, streets and alleys. Such space shall be provided at a size sufficient to accommodate the largest delivery vehicle likely for the building and in no case be less than ten (10) feet by twenty-five (25) feet Loading zones shall be provided at a rate of one (1) for every ten thousand (10,000) square feet of floor area or outdoor storage area. Loading zones shall not interfere with or be used for off- street parking purposes. Loading zones shall be clearly designated and labeled, ... Due to the circumstances cited above, HD Supply most likely will use their already inadequate, according to code, off-street parking to unload WB-50 trucks making deliveries of materials. It is the only practical, although prohibited by code, solution. Based on the above cited and documented planned violations and likely to occur violations of City code and their extremely dangerous designated truck delivery plans; I hereby request that the Planning Conunission deny the HD Supply request for variance, no. 07-01. Respectfully submitted, Mike Tardif Page 6 of 43 412 N. Santa Fe St., Santa Ana, CA 92701-4907 .. Ph~, ~~~-7135 .. Fax: (714) 547-4221.. State Lic. #247615 . "i ~. II . ! I d I.B 1,1 "B I! U Oii In !~ . . . riP III i I I' Ii !il! I iI, I r:& pI i,: Rm; ;; III In ii 'i~U n .: .... . , r . If ! :1 i f il! n ill I::. il'r' II gll .I:~ hi 15 '.11 I;: I j. :rii' II !ni ~ !If ~5 I) I) I !! 1 " , f " III I' , , , II!uf I . f _._~ ! Hil . I 1 \ JBfU.S.ISIlI:I !r \ I eel 0 \ I Ii '\ ----y------~l I _ . ~~J" \, I J i"l i I!.I 1 :i 'i,1 'I I ..:... \:d \ "''''~'' I ii 'Q . ,I 'I"" I! l. ~I i~.\ \, ", I ,,I., I n' I ,jllll ,il. I, 1\ ~'\ I III Ilg i 1111, '1Ij'i ! I ~~. 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( SHEET METAL AND AIR CONDITIONING, INC. Feb. 26, 2007 City of Santa Ana Planning Commission 20 Civic Center Plaza Santa Ana, CA 92702 Re: lID Supply variance request 07-01 3rd letter this date, additional parking related issue - lack of parking allowance for day laborer accommodations To the members of the Planning Commission: According to information provided by lID Supply, within their request for variance, from page 6 of the parking study: "Another unique factor observed at these Contractors' Warehouse parking lots was the activity of day laborers. Both stores attracted day laborers who generally stand around the entrance of the parking lot waiting for pOSSible work from a contractor visiting the store. Some of the day laborers drive to the store and park their cars there, but most carpool or are dropped off at the store by someone else. At the Montebello store, those day laborers who parked there used one of the areas most utilized by Contractors' Warehouse customers, as opposed to using the parking that is farthest from the entrance. In contrast, day laborers parked in the parking area farthest from the entrance along the street at the Pomona store. Additional day laborer activity includes an office trailer that is setup on the edge of the Pomona parking lot that offers assistance to the day laborers. Also, a catering service arrived and parked their truck and food-trailer in the parking lot of the Montebello store, serving food primarily to the day laborers. This catering service apparently operates six days a week from 12:30 PM to 4:30 PM." HDS has not allowed for facilities to accommodate day laborers or catering trucks in their parking analysis. Thus reducing further their inadequate, according to Code, allowances for off-street parking. I therefore request that the Planning commission deny the HD Supply request for variance no. 07-01. Respectfully submitted, ~ToJ/ Mike Tardif Page 8 of 43 412 N. Santa Fe St, Santa Ana, CA 92701-4907 . Ph~1 ~~lfg-7135 . Fax: (714) 547-4221. State Lic. #247615 SHEET METAL AND AIR CONDITIONING, INC. The City of Santa Ana Planning Commission 20 Civic Center Plaza Santa Ana, CA 92702 Re: HD Supply request for variance 07-01; 1044 E. 4th St. In previous letters 1 have cited code requirements and have provided supporting information in reference to several issues which show cause for denial of this request for parking variance. March 16, 2007 1. HD Supply (lIDS) represents that this will be a distribution warehouse and that they should therefore be eligible for Industrial rather than Retail code requirements for off-street parking. Facts: Their stores in Montebello and Pomona display large signs on the exterior of the buildings which read "EVERYONE WELCOME". The stores are set up as retail establishments with retail type displays, self serve customer material handling and loading, and retail type checkout stands. HDS confirms the retail nature of this business through their parking study, In which they cite that children and couples are treated statistically different. Children and couples do not frequent distribution warehouse businesses. Additionally, HDS made it clear at the Feb. 26th meeting that everyone. without qualification. is welcomed to shop at HD Supply. HDS clearly intends to operate as a retail business and should therefore be required to provide off-street parking according to code requirements for retail establishments. 2. HD Supply has not complied with Municipal Code requirements for loading space. Regardless ofIndustrial or Retail classification., HD is required to furnish (9) designated loading spaces for large trucks to make deliveries. They have provided only (2) spaces; and these are not reasonably usable for deliveries oflumber or other bulky goods. Their plans indicate that material will be off-loaded from the back end of tractor-trailers at a back-in truck dock. Lumber, roofing supplies, bathtubs, etc. are unloaded from the side using a forklift. Side unloading requires that a single WB50 truck remain in the planned 100 ft. diameter turning circle, thereby blocking ingress and egress to the second planned loading space. Furthermore, the loading spaces are to be situated on the opposite side of the property and through another building from where the bulk of their goods are to be stored. In reality, HDS has allowed for only one impractical loading space while code requires nine loading spaces. 3. HDS plans indicate a future center median on Fourth Street, opposite the truck driveway. They say that this would "prevent left turns into and out of the site." WB50 trucks will not have the turning radius capability to make a right turn into or out of the driveway. No way in and no way out. Additionally, the truck driveway is located dangerously near the railroad crossing on 4th St.. Tractor- trailer trucks backing up west of the driveway would block the train tracks. Trucks could easily become boxed-in and be unable to avoid a fast moving train; whoo - whoo, .... wham!! Page 9 of 43 412 N. Santa Fe St., Santa Ana, CA 92701-4907 . pt3,1:~~7s6-7135 . Fax: (714) 547-4221. State L1c. #247615 Santa Ana Planning Commission Re: lID Supply variance application 07-01 2nd page I have recently spoken to an aCTA employee, who has indicated to me that lID Supply and the City have had discussions concerning this truck driveway. And that aCTA, for safety considerations, does not approve of this truck driveway planned so dangerously near the railroad crossing. March 16, 2007 The planned truck dock and driveway is a clever trick designed to deceive. lID Supply clearly intends to disregard the planned loading spaces as they are too few, are unsuitable for their operations and dangerous. Inevitably, they will unload and distribute merchandise using off-street parking and customer drive path areas. Customers will be forced to park on neighborhood streets and employees will be directed to park somewhere other than the lIDS parking lot. 4. lID Supply has failed to include accommodations for day-laborers. lIDS admits that their stores are an attraction for day-laborers; yet they do not provide accommodations for them in the plans. At the Feb. 26th meeting lIDS stated that they do not intend to provide accommodations for day-laborers. Yet, the Pomona store provides space for an assistance office, the Montebello store provides space for catering trucks. These uses further would reduce available off-street parking. How many day laborers will be attracted to this area? What about restroom and other accommodations? Is this situation desirable for a main entrance to downtown Santa Ana, or "Downtown Orange County" ? 5. The planned parking lot exit at Santa Fe St. will increase traffic and noise in the residential neighborhood to the east. There is only one exit planned for this property, all vehicles exiting this property will exit onto Santa Fe St. Traffic, including large noisy trucks, will cut through 2nd and 3m streets into the neighborhood. Elderly long time residents live and walk in this neighborhood. Kids l'lay in these streets. Residents will be subjected to intolerable noise and traffic seven days a week. lID Supply and the City, if this variance application is approved, are mandating that the surrounding business and residential community absorb their grossly inadequate parking allowance. We are already severely impacted by a shortage of parking. To ask us to absorb this additional parking, traffic, noise and safety burden would be devastating to the neighborhood. For the reasons stated, including: a) the misapplication of the Industrial parking standard, b) insufficient, unusable loading spaces provided, c) the dangerous truck driveway, d) the unaddressed day-laborer situation, and e) increased dangerous and noisy vehicle and truck traffic in the residential neighborhood; I respectfully request that the Planning Commission deny the lID Supply application for parking variance. Sincerely, ~p.~ Mike Tardif ~ / Page 10 of43 31A-77 , AND AIR CONDITIONING, INC. RECEIVED MAR 1 92007 SANTA ANA PLANNING DEer SHEET METAL March 19, 2007 Bill Mock, Right of Way Admin. Orange County Transit Authority 550 S. Main St. Orange, CA 92863 Re: lID Supply (Home Depot) & City of Santa Ana Truck driveway adjacent to 4th St. rail crossing Dear Mr. Mock: I am sure you recall our conversation of March 8, 2007 at my office with Doug Matranga present. You indicated that communications took place between the City and/or lID Supply and the OCTA concerning a request by lID Supply to use (lease) a portion of the railroad right of way adjacent to 1044 E. 4th St. in Santa Ana. You indicated that the OCT A decided to not allow lID Supply to lease the requested portion of right of way. You further indicated that OCTA had concerns for the safety ofa truck driveway at this location. During that oonversation I requested that you furnish copies of public record oommunications concerning that request and related safety issues. You are aware that CPRA requests for public records are to be fulfilled within 10 days. I would appreciate your expeditious assistance, as it has already been more than 10 days since I made this request to you verbally and by emaiL Regards, ~/0 Cc: City of Santa Ana Planning Commission Page 11 0143 412 N. Santa Fe St., Santa Ana, CA 92701-4907 ... phi" A4~8-7135 ... Fax: (714) 547-4221... State Lic. #247615 SHEET METAL AND AIR CONDITIONING, INC. March 19, 2007 Martha Ramirez, Recording Secretary City of Santa Ana Planning Commission 20 Civic Center Plaza Santa Ana, CA 92702 Re: Minutes of Feb. 26th Planning Commission meeting (4) letters by Mike Tardif Ms. Ramirez: Thank you for furnishing me the minutes of the Planning Commission meeting ofFeb 26th. I note that there was no mention in the minutes of (4) letters I had written to the Planning Commission. The letters were included in the Commissioner's packets and were referred to by the Commissioners during the meeting. You are aware that it has been the practice of the Commission to have minutes and note in the minutes letters received concerning agenda items, including a synopsis of the letter. Therefore, in keeping with that practice, I hereby request that mention and synopsis of each of the issues in the (4) letters be made a part of the record of the Feb. 26th meeting. I would appreciate your assistance in this request. Regards, ~ . Mike Tardif - T a4 Cc: Christopher Leo, Chair; Victoria Betancourt, Commission Member Page 12 of 43 412 N. Santa Fe St., Santa Ana, CA 92701-4907 .. P~1 )6(~9-7135 .. Fax: (714) 547-4221 .. State Lic. #247615 / I SHEET METAL AND AIR CONDITIONING. INC. March 26, 2007 The City of Santa Ana Planning Commission 20 Civic Center Plaza Santa Ana, CA 92702 Re: HD Supply request for variance 07-01; 1044 E. 4th St. Rail crossing at 4th St. safety concems Dear Members of the Planning Commission: Please review the attached documents I received from the Orange County Transportation Authority (aCTA). These documents are specifically concerning the proposed truck dock and driveway at 1044 E. 4th St. Per Ron Mathieu, Manager of Public Projects, Southern-California Regional Rail AuthoritylMetrolink: "We do not want trucks to turn into the driveway if at all possible as they will cause traffic queuing from tight maneuvers in and out of the driveway. This would cause a severe safety concern for vehicles that may get caught on the tracks when trains go by". "As a matter of fact, we don't want any trucks entering or leaving a driveway that close to an existing crossing" ............ 'They should use the other side of their building". Please review the photographs which were included with the information I received from the OCTAlMetrolink. These photographs depict vehicle accidents which involve large trucks at rail crossings. There are now three comers of this rail crossing which are adjacent to driveways which regularly handle large trucks with trailers; this would fill out the hand and make it all four comers. You could hardly plan a rail and/or traffic accident any better. Due to the safety concerns of the aCTA, Metrolink and the Southern California Regional Rail Authority, I request that you deny the variance application, Sincerely, 9J,- T aJt Mike Tardif Page 13 0143 412 N. Santa Fe St, Santa Ana, CA 92701-4907 + Ph'8'1<A4.180-7135 + Fax: (714) 547-4221 + State L1c. #247615 Page 1 of 1 Bill Mock From: Biil Mock Sent: Tuesday, March 20, 2007 1 :28 PM To: 'Higgins, Taig' Cc: Abbe McClenahan; Mathieu, Ron; Diana Reznik; Monica Born; mansours@scrra,net; gsmansour@jlpatterson,com Subject: RE: 4th Street RR Crossing, Santa Ana Taig, There is no way to quantify the frequency or duration of trains stopping on the tracks at the Fourth Street crossing, Here is the breakdown of weekday train trips through Santa Ana: . Metrolink: Orange County Line - 19 & Iniand Empire Orange County Line - 16 Amtrak - 24 BNSF-6 n---Ortginal Message----- From: Higgins, Taig [mailto:THiggins@ci.santa-ana.ca.us] sent: Friday, March 16, 2007 10:26 AM To: Mathieu, Ron; Diana Reznik; Monica Born; Bill Mock; mansours@scrra.net; gsmansour@jlpatterson.com Subject: 4th Street RR Crossing, Santa Ana Greetings. I'm looking for information regarding trains (freight and passenger) stopping on the tracks at Fourth Street in Santa Ana (frequency and duration). Please let me know who I could speak to about this, I need the information today, if ail possible. Thanks, Taig Higgins (714)647-5071 3/22/2007 Page 14 of43 31A-81 Page 1 of2 Bill Mock From: Mathieu, Ron [MATHIEUR@scrra.net] Sent: Wednesday, October 11, 2006 3:45 PM To: Darrell Johnson: Dinah Minteer Cc: Bill Mock; Wylie, Steve; Maxey, Darreil; Quirk, David Subject: RE: Proposed Contractors' Warehouse at 1044 E Fourth Street in Santa Ana, CA Dear Darrell and Dinah: SCRRA has completed its review of the attached files and request from the developer to [ease a portion of the OCTA R/W at Fourth Street in Santa Ana to facilitate truck turns. I also met on site with Bill Mock, Dinah Minteer and planners from the City of Santa Ana. After careful consideration we would strangely urge you NOT IQ, !.~EASE this portion of the rail R/W for the foilowing reasons: 1. We do not want to encourange trucks to use a driveway within close proximity of the crossing due to the fact that the area within their property Is not large enough to maneuver (even with the turning radius),j The prospective tenant should work with the city to reroute their truck ingress and egress from Santa Fe Avenue into their property to an existing loading dock on the south side of Building A. This would greatly enchance the safety at the rail crossing by moving the trucks away from it. 2. We do not want trucks to turn In to the driveway If at ail possible as they wil[ cause traffic queuing from tight maneuvers in and out of the driveway, This would create a severe safety concern for vehicles that may get caught on the tracks when the trains go by. See the attached photos taken at the field meeting on Thursday October 5, 2006. 3. The concept of the OCTA Board approved Grade Crossing Study and the SCRRA Sealed Corridor Concept are constructed under the premise of increasing the safety at the rail crossings and this includes looking at adjacent land uses and driveways, Improving safety means also looking at the factors that take away from the safety such as traffic queuing. We have had a couple of incidents already in LA County where trucks maneuvering in and out of driveways got hit by a train because of the queuing on the tracks, See the attached photos of the unfortunate accident at Lassen Street with an Amtrak train and a tractor trailer. The other incident occured at the Broadway/Brazil crossing in Glendale where another tractor trailer got hit by the train as they tried to back into a narrow space, 4. Moving the fence of the adjacent property into the OCTA R/W would interfere with an existing vault In the ground and also a signal equipment house, [t also would decrease the line of sight for motorists seeing the approaching trains from the south and aiso for the engineers on the trains seeing the intersection, 5. Raised median islands were recommended to be instailed on both approaches to the 4th Street crossing and these medians would not ailow for truck moves in or out of that driveway, if you have any other questions give me a cail. Sincerely, <1Wn :Matnieu Manager Public Projects SCRRNMetrolink (213) 452~0249 (213) 452~0423 fax Page 15 of43 3/22/2007 31A-82 Page 16 of 43 31A-83 Page 17 of 43 31A-84 Page 18 of 43 31A-85 Bill Mock From: Sent: To: Subject: Bill Mock Thursday, October 05,20064:13 PM 'Higgins, Taig' RE: Photos from Field Meeting Yes, I will forward those. -----Original Message----- From: Higgins, Taig [rnailto:THiggins@ci.santa-ana.ca.us] Sent: Thursday, October 05, 2006 4:05 PM To: Bill Mock Subject: RE: Photos from Field Meeting Bill, Thanks for the photos. Do you have any photos where the truck was backing out of the subject driveway? Taig -----Original Message----~ From: Bill Mock [mailto:wrnock@octa.net] Sent: Thursday, October 05, 2006 2:20 PM To: Higgins, Taig Subject: FW; Photos from Field Meeting Taig, Attached are pictures of a different truck turning east onto 4th Street. Bill Mock Right of Way Administrator 714-560-5737 Page 190f43 31A-86 /J~6' , ' I .' ;A' ~ " f " ) ycft//,-.f-l ~ '7 ~ ,l/' , '13 -I jO / (- j\J/';-;'i';/ , / G 10-":;-0- I ' Page 20 of 43 31A-87 Page 21 of 43 31A-88 Page 22 of 43 31A-89 ( .. Page 23 of 43 31A-90 : 'Bill Mock From: Sent: To: Cc: Mathieu, Ron [MATHIEUR@scrra.net] Tuesday, October 03, 2006 3:43 PM Dinah Minteer; Biil Mock Darreil Johnson; Wylie, Steve; Quirk, David ~ Mason Avenue 1ueuing.doc (580 ... Dinah, I don't feel comfortable in allowing this new tenant of the building use any of the R/W adjacent to the crossing for turning trucks. As a matter of fact, we don't want any trucks entering or leaving a driveway that close to an existing crossing. It would present queuing, line of sight and other related safety issues. We are operating on a curved track there and also entering a station. The intent of the aCTA Grade Crossing Study as well as SeRRA's new Sealed Corridor Study that is being conducted in LA County, is to make the crossings safer and that includes looking at adjacent land uses such as truck traffic impacts to crossing safety. The loading docks that I see may have been doors that were installed for past rail service for the previous business. We donlt want to see a new tenant encourage large truck moves in and around this building or to build a new loading dock in that area. It is my understanding that this will be a distribution center and will have many trucks coming in and out. They should use the other side of their building. The queuing in the attached photo in the word document is taken at a Dew at-grade crossing isn LA County caused by a truck backing into a business. Another reason to get rid of driveways adjacent to the crossing is that these same Cities that are allowing them are also asking for Quiet Zones. This is addressed in the new FRA Train Horn Rule as well (no driveways within 60 ft. of track) . Sincerely, Ron Mathieu Manager Public Projects SCRRA/Metro1ink (213) 452-0249 (213) 452-0423 fax -----Original Message----- From: Dinah Minteer (mailto:DMinteer@octa.net] Sent: Tuesday, October 03, 2006 11:33 AM To: Mathieu, Ron; Bill Mock Cc: Darrell Johnson Subject: FW: MC02PRNT656 has been scanned FYI. What now, Ron? -----Original Message----- From: Ross, Jim (mailto:JRoss@ci.santa-ana.ca.us] Sent: Monday, October 02, 2006 3:03 PM To: Ross, Jim; Dinah Minteer Cc: Paul Taylor Subject: RE: MC02PRNT656 has been scanned OK, my mistake, I just re read it and they are 1 31A-91 saying 9.61 clear total Page 24 of 43 Page 2 of2 ." From: Bill Mock [mailto:wmock@octa.net] Sent: Monday, October 02, 2006 4:09 PM To: Mathieu, Ron Subject: FW: Proposed Contractors' Warehouse at 1044 E Fourth Street in Santa Ana, CA FYI -----Original Message----- From: Doug Couper [mailto:DCOUPER@greenbergfarrow.com] Sent: Tuesday, September 05, 2006 4:51 PM To: Bill Mock Subject: Proposed Contractors' Warehouse at 1044 E Fourth Street in Santa Ana, CA Bill, Pursuant to our telephone conversation I have attached the proposed site plan. As we discussed the City is requiring that we provide full truck circulation on our site and no back-up maneuvers into Fourth Street. In order to accomplish this, by our receiving area on the west side of the Building A, we are seeking a license to use approximately 6 feet of the raiiroad right of way for paving so that a semi truck with trailer can turn around and not impact Fourth Street. Currently we can squeeze an 84' diameter circle on the west side of Buiidin9 A within the project property lines, but we need a 90' diameter circle, Please let me know if this is a possibiiity, If there is more room availabie to use for our maneuvering that would be better. Please contact me with any questions at (949)296-0450. Sincerely, Page 25 of 43 3/22/2007 31A-92 Page 2~f1A_93 I' ~ ~ @!:::: ~= s- ~ ::c ~ >< ~ loLl CiE~N :li!t;jB~ ~ a;~ ~~~ ...::r~ ...",0 ::>-t> !i! ~ !i! 8 :IJ In a: ti ~ .. fa ~ fa~ !$::; _."io'il ~H F<'" From: Alien, Marshali Sent: Friday, September 29,20069:47 AM To: 'Dinah Minteer'; Bili Mock Cc: Crary, Gray; Mathieu, Ron Subject: RE: Contractor's Warehouse Dinah/Bill; Gray has instructed me to hand this off to Ron Mathieu for handling. I will give you the rational and measurement for your noon meeting. The distance from the center of track to the fence is 22 feet. The majority of the track is in the curve. Standard epue side ciearance is 8' 6" from the center of track to the nearest obstruction. For curved track that distance is 9' 6". The ROW is a little wider at 4th Street, but narrows around the curve. In order to keep the continuity I held the 9' 6" distance as a reference. When working on the ROW we have to maintain the required clearance. The widest piece of equipment that would be working in that area is 8' 6". Therefore, we require minimum of 18' in order to comply with epue clearance requirements. That only leaves 4 feet +/- to the fence. Another issue is the future expanded service in o.e. Future track addition and alignment would have to be on that side of the ROW to allow for a third due to the ROW width. I have attached some photos of the area showing the distance from the track to the fence, and general view down the ROW. I hope this information is satisfactory for you meeting. Ron, This is ail the correspondence I have. M.A. Page 27 of 43 31 A-94 FROM ( , PHONE NO. MAR. 26 2007 12:39PM PI DOCHOR ENGINEERING, 1061-A EAST 4th STREET . (714) 542.3774 INC. SANTA ANA. CA 92707 City of Santa Ana Planing Department 20 CivIc Center Plaza, M-20 March 26, 2007 Attn: Martha Ramirez Rcf Variance No 2007-01, for property located at 1044 E. Fourth Street, Santa Ana. As has been stated by the City of Santa Ana, the applicant of this variance is planning to use 50-75 employees at this locanon, serving customers, contractors, delivery trucks etc, Our concern. as stated in our letter dated Feb 26, 2007, IS that the existing parking is not adequate to handle all the employee vehicles that this will bring, not including contractors, customers, and all the trucks loading, and unloading their cargo Another great concern is that the accesibility to this property, (1044 E Fourth SI) is very much restricted, due to it's location There is no accesibility on the west side, due to the m1Iroad, nor on the south side, due to the lower elevation of First Street. This leaves accesib1lity to the east, which goes through a residential area and flowing out onto Grand Ave., which is an extremely busy street. That leaves the only real sensible option of accesibility to Fourth St. either from Santa Fe SI. or directly from the property out onto Fourth St., and this is going to lead to a bottleneck traffic problem, and that is of a real concern for Dochor Engineering, Inc. Dochor Engineering, Inc, located at 1061 E, Fourth Street, (north west corner of Santa Fe Street and Fourth Street) is a light manufacturing plant, and with all the extra traffic and parking on Santa Fe St., our delivery trucks will be greatly hampered in accessing our property from Santa Fe Street. Our concern for this kind of business attracting day laborers still stands, and with all due respect, we do not believe that putting up signs will keep that from happening. Don Nyman Dochor Engineering, lnc 1061 E, 4th Street Santa Ana, Ca. 9270 I 714.5423774 Page 28 of 43 31A-95 i I . I I I I I I I I I I I I I I I I I I 4TH STREET BUSINESS PARK, SANTA ANA 1039-1043 E. 4TH STREET SANTA ANA, CA 92701 NET DEVELOPMENT COMPANY 1110 AIRWAY AVENUE COSTA MESA, CA .2.2. 714-754-4454 Page 29 of 43 31A-96 , I I I I mt $TIliET /- ITM 8T1IOT ,- I . I -- ~ I . I I I I I l__- -- I I I i I , , \ I, \ \ ! I \ ! '. , . I . I \ ~~ 'TH ~ I!) , '-- '- } '-,'/ '__1 4TH armT I I BEFORE AFIER Page 30 of 43 I 31A-97 I' I I I I I I t' sf I k: I I I I I I I I I I I I BEFORE !!TIP I I I I I I I I I BEFORE II I I I I I I ! I I I tr~. I ~ I: I I I I: I I I I I I [ I [ I I I l BEFORE r,,<'~-= I. '::' VlB I I I I I I I I I I I I I I I I I I I BEFORE ',lM I I I I I I I I I I I I I , I c I I I I I BEFORE AFTER 3''Ji:_0140 2 1 I, I I I I I I I I I I I BEFORE AFIER 3"A€L1'03 I I I I I I I I I - . - I BEFORE I I I I I I I I ~a!I!JtJ I I I I I I ,,-:.' .~ - .'."- - ",:,',....,c',~_" . I " ," ,,"',' < 1 c,.."..--- _. c,''O-<<.,......,.,-c.........,.. ~~-:-_:"L~,~,;"'"'-"".:,-,.~ _.; I I f I I i I I I I I I I I I I BEFORE AFTER 3a1eA"'fli05 I I I I I f!1l I I I I I BEFORE I I I I I I I I I I 4af18 Il I I I I I 1111 II I I I I I I I I I BEFORE ~fl!~ I I " .. I f'- - ~~". I ~ ' I I I I I I I I I , I I I I ,. ., BEFORE AFTER &~All1t08 I I I I I I c,'~~.' , ' . I I I . I I I I I I I I I I ~ AFTER 31~-'f09 I I I I I I I I I ' _ '!"tf, BEFORE I I I I I I I I I , I ~!~!~ I KO- 3/28/07 RESOLUTION NO. 2007-016 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING VARIANCE NO. 2007-01 AS CONDITIONED TO REDUCE THE REQUIRED PARKING FOR THE PROPERTY LOCATED AT 1044 EAST FOURTH STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOllOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A Applicant is requesting approval of Variance No. 2007-01 to reduce the required parking standards for a home improvement warehouse at 1044 East Fourth Street. B. Variance No. 2007-01 came before the Planning Commission of the City of Santa Ana for a duly noticed public hearing on February 26,2007. The public hearing was continued to March 26, 2007. C. Variance No. 2007-01 has been filed with the City of Santa Ana seeking to reduce the required parking standards for a home improvement warehouse at 1044 East Fourth Street. D. Santa Ana Municipal Code Section 41-638 authorizes the Planning Commission to grant a variance upon making certain findings. 1. That because of special circumstances applicable to the subject property, including size, shape, topography, location or surroundings, the strict application of the zoning ordinance is found to deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this chapter. The subject industrial site is a 4.3 acre irregularly shaped parcel constrained by the location and size of two existing industrial buildings on the property. Due to the size of the property and location of existing buildings, the number of parking spaces required by the Cities parking code can not physically be achieved on the property without reducing building square footage which would make the project unviable and create a hardship for the applicant and owner of the property. A parking analysis was prepared by 31A-111 Resolution No. 2007-016 Page 1 of8 Parsons Transportation Group, Inc., with additional analysis prepared by Austin-Foust Associates, Inc. Based upon the finding of a literature search and actual parking demand case studies at three existing HD Supply (formally Contractors' Warehouse) locations, the study concluded that the peak parking demand on the single highest day of the year will not exceed 90 parking spaces including all contractor vehicles. The project provides 104 on-site parking spaces for customer use. Therefore, applying the strict letter of the City parking code would, in this particular case, deprive the subject property of attracting a use to the property that is otherwise allowed by right in the heavy industrial zoning district and therefore would deprive the subject property of privileges not otherwise at variance with the intent and purpose of the provisions of this chapter. 2. That the granting of a variance is necessary for the preservation and enjoyment of one or more substantial property rights. The granting of the parking variance will preserve the property owners right to develop and lease a vacant industrial property with a use that is allowed by right in the Heavy Industrial (M-2) zoning district. The new use will help to revitalize a vacant industrial property which will preserve the property owners right to upgrade, develop and lease their property. 3. That the granting of a variance will not be materially detrimental to the public welfare or injurious to surrounding property. The findings of the parking study completed by Parsons Transportation Group, Inc., with additional analysis prepared by Austin-Foust Associates, Inc., Traffic Engineers, indicate that the peak parking demand on the single highest day of the year will not exceed 90 parking spaces including all contractor vehicles. The project provides 104 on-site parking spaces for customer use. Based upon the findings of the parking study, there will be adequate parking on the subject site at times of peak demand and therefore, the granting of the variance for a 72-space parking reduction will not be materially detrimental to the public welfare or injurious to surrounding property. Granting of the variance will allow the owner of the site to lease their property to an industrial user that is otherwise allowed by right in the Heavy Industrial (M-2) zoning district. Granting of the parking variance will allow the property owner the right to utilize their property in a manner that is consistent with surrounding industrial uses. 31A-112 Resolution No. 2007-016 Page 2 of 8 4. That the granting of a variance will not adversely affect the General Plan of the City. The granting of the parking variance would not adversely affect the General Plan of the City. The property in question is located within the Industrial (IND) General Plan designation which permits the Home Improvement Warehouse use proposed by the applicant. Since parking is ancillary to the primary use of the property as a home improvement warehouse, the granting of the parking variance would under the circumstances of this particular case, have no adverse affect on the General Plan of the City. E. This project was reviewed in accordance with the guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15301. This Class 1 exemption allows additions to existing structures provided that the addition will not result in an increase of more than 2,500 square feet. Categorical Exemption Environmental Review No. 2006-126 will be filed for this project. Section 2. The Planning Commission after conducting the public hearing hereby approves Variance No. 2007-01 as conditioned in Exhibit "A" attached hereto and incorporated herein, to reduce the required parking standards for a home improvement warehouse at 1044 East Fourth Street to allow a parking lot. This decision is based upon the evidence submitted at the above said hearing, which includes but is not limited to: the Request for Planning Commission Action dated February 26, 2007 and exhibits attached thereto; the Request for Planning Commission Action dated March 26, 2007 and exhibits attached thereto and the public testimony, all of which are incorporated herein by this reference. ADOPTED this 26th day of March, 2007 by the following vote: AYES: Commissioners: Alderete, Betancourt, De La Torre, Gartner, Leo, Mill, Munoz (7) NOES: Commissioners: None (0) ABSENT: Commissioners: None (0) ABSTENTIONS: Commissioners: None (0) 31A-113 Resolution No. 2007-016 Page 3 of8 Christopher Leo Chairman APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee Otto Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, Martha Ramirez, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2007-016 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on March 26, 2007. Date: Planning Commission Secretary City of Santa Ana 31A-114 Resolution No. 2007-016 Page 4 018 Conditions for Approval for Variance No. 2007-01 Variance No. 2007-01 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code, and all other applicable regulations. In addition, it shall meet the following conditions of approval: The applicant must comply with each and every condition listed below orior to exercising the rights conferred by the variance. The applicant must remain in compliance with all conditions listed below throughout the life of the variance. Failure to comply with each and every condition may result in the revocation of the variance. A. Plannina Division 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2006-58. 2. The parking reduction shall not exceed 72 spaces and is valid for industrial uses only. Any future uses which are not permitted in the industrial zoning district, shall comply with the parking standards in place at that time or shall seek a future variance. 3. The variance is only valid for the configuration of the existing buildings and site layout as shown on the approved site plan. 4. All trash receptacles and bins located outside of the buildings shall be located in a trash enclosure with minimum dimensions that meet City Standards. 5. All landscaping and plant material on the site shall be maintained with at least the same numbers and types of trees and plant material as indicated on the approved landscape plan. 6. Prior to Certificate of Occupancy, all pot holes and deteriorated paving on the site shall be repaired and the site slurry coated and double striped to City standards. Site paving and striping shall be repaired and maintained as part of a regularly scheduled maintenance program. 7. The site occupant shall be responsible for maintaining free of litter the area adjacent to the premises over which he has control. 8. The building operator shall take what ever measures are necessary to ensure that all shopping carts will remain contained within the boundaries of the site. 9. There shall be no outdoor storage, parking lot sales, displays, equipment lease/rental or similar activities in any area designated as a project drive aisle or for required customer parking. These activities may only take place outside of drive aisles and fire lanes on the South 31A-115 Resolution No. 2007-016 Page 5 of 8 side of Building "A" and the west side of Building "B". These activities must be screened from the adjacent railroad line by a solid wall or fence or by plant material approved by the Planning Division. 10. All leasing and rental of equipment shall take place enclosed within either Building "A" or Building "B" or behind building "A" and adjacent to Building "B" as indicated in condition No.9 above. 11. The height of materials stacked outdoors shall not exceed the height of the screen wall/landscaping provided. 12. There shall be no backing of trucks from Fourth Street on to the site or from the site on to Fourth Street. 13. The palm trees located at the southwest corner of Building "A" shall be retained. 14. Bougainvillea shall be planted at eight foot intervals and irrigation shall be provided at the base of Building "A" at the rear of the new receiving area, south to the southwest corner of the building, to help reduce graffiti. 15. A new eight foot tall wrought iron fence shall be constructed along the west property line running from the southwest corner of the new receiving area to the southwest corner of Building "A". 16. New fencing shall match the existing wrought iron fencing material established on the site. 17. The access gate located on Santa Fe Street shall be closed during the hours which HD Supply is open to public customers. It may be open to receive deliveries prior to the beginning of regular operating hours. 18. All employees shall park their vehicles on-site. 19. Conditions of the variance shall be reviewed by the Planning Division for compliance 90 days, six months, 1 year and annually there after from the date of Certificate of Occupancy for the project. B. Police Deoartment 1. The site occupant shall be responsible for maintaining the premises free from graffiti, including the side of the buildings adjacent to the railroad tracks. All graffiti shall be removed within 24 hours. 2. The business operator shall post "No LoiteringlTrespass signs/placards in the parking lot and on the building pursuant to California Penal Code ("CPC") section 602. It shall be the business operator's responsibility to ensure that CPC section 602 is complied with at all times that the premises is in operation. 31A-116 Resolution No. 2007-016 Page 6 of 8 3. All public telephones if provided shall be located within the interior of the buildings and shall be designed to allow outgoing calls only. C. Public Works Aaencv 1. The operator shall install a sign at the westernmost driveway on Fourth Street to read "NO BACKING INTO DRIVEWAY". The sign shall be visible from the street. 2. The operator shall install a sign on site at the westernmost driveway on Fourth Street to read "NO BACKING INTO STREET". The sign shall be visible from the delivery area. 3. Outdoor rental equipment area indicated in Planning Condition 9 shall be designed to comply with National Pollutant Discharge Elimination System (NPDES) standards and Orange County Sanitation District (OCSD) standards for any run-off. Such standards must appear on plans. 31A-117 Resolution No. 2007-016 Page 70f8 PROOF OF SERVICE (C.C.P. SECTION 1013(a), 2015.5) STATE OF CALIFORNIA. COUNTY OF ORANGE I am employed in the aforesaid county; I am over the age of eighteen and not a party to the within action; my business address is 20 Civic Center Plaza, Ross Annex 2nd, Santa Ana, California 92702. Doug Couper Greenberg Farrow Architecture 1920 Main Street. Suite 1150 INine, CA 92614 [ ] I caused to be delivered by courier, such envelope by hand to the office of the addressee(s). [X] BY MAIL I am readily familiar with my employer's practice of collection and processing correspondence for mailing. Under that practice it would be deposited with U.S. Postal SeNice on that same day with postage thereon fully prepaid at Santa Ana, California in the ordinary course of business. I am aware that on motion of the party seNed, seNice is presumed invalid if postal cancellation date or postage meter date is more than one day after date of deposit for mailing in affidavit. [ ] The document was transmitted by facsimile transmission and was reported as complete and without error. I declare under penalty of perjury under the laws of the State of California that the foregoing is true and correct. Executed on [date] at Santa Ana, California. MARTHA RAMIREZ Resolution No. 2007-016 Page 8 of 8 31A-118