The following issues should be considered by the Planning Commission in its review of the proposed project and are addressed in this report:

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2 The following issues should be considered by the Planning Commission in its review of the proposed project and are addressed in this report: Whether the proposed exercise facility is compatible with the surrounding neighborhood. Whether the proposed exercise facility is consistent with the Land Use and Circulation Element (LUCE) and the CM-2 Main Street Commercial district. Whether the proposed parking variance request and conditions of approval mitigate any potential parking impacts on the area. Project / Site Information The following table provides a brief summary of the project site information and location. Additional information regarding the project s compliance with applicable municipal regulations and the General Plan is available in Attachment A. Project and Site Information Table Zoning District: Land Use Element Designation: Parcel Area (SF): Parcel Dimensions: Existing On-Site Improvements (Year Built): Rent Control Status: Adjacent Zoning Districts / Land Uses: Main Street Special Commercial (CM-2) Mixed-Use Boulevard Low Approx. 50,000 SF Dimensions approx. 200 x story; 33,717 SF 3 commercial buildings & 1 mixed use building (1988) Exempt Northwest: CM2/Commercial Northeast: OP2/Residential East: OP2/Residential Southwest: CM2/Commercial Southeast: OP2/Residential West: CM2/Commercial & Hotel & Vacant Land & Parking Lot Site Location Map: Main Street 2

3 The subject property is located mid-block on the east side of Main Street and the west side of 2 nd Street between Hollister Avenue and Ocean Park Boulevard in the CM-2 district. The two-story, multi-tenant mixed-use complex consists of 33,717 square feet of commercial tenant space in four buildings that are attached by a subterranean parking structure. Edgemar has 102 on-site parking spaces split between a surface lot and subterranean parking structure, with vehicular access off of Main Street. Existing on-site land uses include artist studios, barber and beauty shops (Bombshell Hair Salon), general offices (Office of Orly F. Bouskila, W4, Business Affairs, Vokent), general retail uses (Peet s Coffee and Tea, Ben and Jerry s Ice Cream, I Squared, Buffalo Exchange and Hale Arts/ retail REHAB), a theater with more than 75 seats (Edgemar Center for Performing Arts), and a restaurant with 50 or more seats (Brick + Mortar). Surrounding uses consist of commercial uses to the northwest, southwest, and west on Main Street; Hotel, vacant land and surface parking to the west; and residential uses to the northeast and southeast on 2 nd Street. Environmental Analysis This request is exempt from the provisions of the California Environmental Quality Act (CEQA), pursuant to Section (Class 1), Existing Facilities, of the State Implementation Guidelines in that the project involves the interior improvements to a building to establish an exercise facility and approval of a modification to the off-street parking requirements associated with the proposed project which will involve no expansion of the existing use. The scope of the improvements will occur within an existing tenant space and involve only minor alterations with no increase in floor area to the building. Background The following is a history of relevant permits for the subject site: (DR253, CUP370, ZA3831, EIA773): Approvals included an Initial Study and adoption of a Negative Declaration and allowed for renovation of the existing 20,650 square foot building (the Edgemar Farms Egg Processing Plant), the removal of three industrial buildings, and the construction of a new three-story, 13,900 square foot mixed use development including retail, office and art museum space. A setback variance was granted to allow the structure to be built within 2 feet of the east property line at Main Street. A parking variance was granted to allow reduced parking due to shared parking conditions. While regulations required 117 spaces, the variance allowed a 17 space reduction, with 100 parking spaces required on-site. 102 parking spaces were constructed, providing 2 surplus parking spaces. - CUP : A Conditional Use Permit was granted for a restaurant with a liquor license with extended hours. The permit lapsed without being exercised. 3

4 - TA88-001: A text amendment to the SMMC to allow up to 250 square feet of seating in retail ice cream, yogurt and frozen dessert stores for Ben & Jerry s was approved. - CUP : A Conditional Use Permit was granted to allow for modified conditions for a previously approved restaurant, allowing increased hours of operation and full alcohol sales. - 96GPA-001: An amendment to the Santa Monica General Plan Land Use and Circulation Map was approved to change land use designation of portion of Edgemar abutting 2 nd Street from Medium Density Residential to Service and Specialty Commercial. - 96TA-003: An amendment to the Districting Map was approved to change the 2 nd Street portion of Edgemar from Low Density Multi-Family Residential (OP2) to Main Street Commercial (CM2). - 96TA-004: An amendment to SMMC Section to remove seating limitations for restaurants on the east side of Main Street north of Ocean Park Boulevard was approved. - 96DR-001: A development review application was approved that allowed a restaurant expansion from 75 seats to 101 seats, including new outdoor seating area with alcohol sales, and a change in use from museum to live performance theater space with two artist studios. - 96VAR-011: A parking variance was approved to allow stacked valet parking spaces to meet parking requirements for new theater, artist studios and restaurant expansion. 21 additional spaces were required; 2 existing surplus spaces and 19 new valet parking spaces were permitted through the variance to meet the parking requirement. - 97CUP-004: A conditional use permit was approved to allow a live performance theater complex with 164 seats. Project Analysis The proposed exercise facility would occupy a 2,621 square foot first floor tenant space on the northeast side of the property adjacent to the surface parking lot and 2 nd Street. The facility would consist of 1,478 square feet of fitness area, a total of 584 square feet of reception area, lounge and retail display area, and 559 square feet of locker room and laundry area. The fitness component would include gym equipment, such as rowing machines, a pull-up bar station, utility benches, weights, bars, plates and medicine balls. Movable partition panels allow the ability to separate the room into two spaces. The retail component would include exercise apparel, minor equipment, and related products. A total of two unisex showers would be available for both employees and members. 4

5 Figure 1.1: Photo of site from Main Street Figure 1.2: Site Plan 5

6 Figure 1.3: Tenant Improvement Plan The proposed exercise facility would be a CrossFit gym, which includes group class and one-on-one training. Members would not exercise on their own in the facility, thereby limiting the number of people on-site at one time. The applicant estimates that two to three employees and 15 members would occupy the space at any given time. The hours of operation would be from 5 am to 8 pm Monday through Friday, Saturday from 9 am to 2 pm and closed Sundays. This timeframe would allow members to utilize the facility before and after normal business hours. Staff does not have any concerns with the proposed exercise facility since the proposed use is located in the Main Street Commercial District which is established to provide a mix of retail and services for the surrounding community. The applicant seeks to provide services for the neighborhood and visitors, and anticipates a local clientele that would likely walk, jog or bike to the site. The retail component would provide exerciserelated products for both members and the public, consistent with pedestrian-oriented uses in the area. Consistent with the intent of a pedestrian-oriented use, the front of the tenant space would include the retail component that would be visible through the building s large glazing surfaces. This configuration would help activate the interior space adjacent to the courtyard, improving the building s overall pedestrian-orientation off of Main Street. 6

7 Parking Analysis The subject property utilizes shared parking for the site, with two parking variances granted in the past to allow for reduced parking spaces and valet parking to accommodate parking demand. As a mixed use complex with a range of neighborhoodserving uses with differing operating hours, the subject property is unique among the mostly single-use buildings along Main Street. These single use buildings typically have stagnant parking demand. The range of uses and hours of operation at the subject property create a synergy for parking, as the on-site land uses have differing parking demands throughout the day. This unique characteristic of the subject property provides a foundation for supporting a parking variance. Since the proposed use requires a greater number of parking spaces, as compared to the parking rate of 1 space per 300 SF required for retail and office uses, a parking variance is sought to enable the proposed use. The proposed use requires a total of 22 parking spaces. With existing office space requiring 9 spaces, 13 additional parking spaces are required for the proposed use due to the offset between required spaces and credit for the existing use. The applicant requests that this parking requirement be waived through a parking variance. The applicant proposes a Transportation Demand Management program that will reduce parking demand generated by the proposed use. Below is the parking requirement based on the use of the tenant space: Fitness/Exercise Area: 1,478 1 space per 80 SF = Retail Area: space per 300 SF = 1.95 Locker Room/Shower Area: space per 300 SF = 1.86 Total Spaces Required: 22 spaces Total Spaces Provided: 9 spaces The existing conditions of the subject property do not allow for the construction of new parking spaces on site; therefore, the applicant seeks to utilize existing parking spaces and commissioned a parking study prepared by Gibson Transportation Consulting, Inc. The study provides satisfactory evidence that there are a sufficient number of spaces to meet the greater parking demand at Edgemar at all times of the day, without providing additional spaces for the proposed change in use. The parking study included data collected from six days during different timeframes. Peak period parking utilization observations from the following timeframes are as follows: Morning: Friday November 16, 11 am- 82 spaces occupied Afternoon: Friday April 26, 1 pm- 78 spaces occupied Evening: Saturday April 27, 7 pm- 71 spaces occupied (note: This peak evening parking demand occurred during a theater performance.) According to the parking study, the peak period parking at Edgemar was observed on Friday November 16, 2012 at 11 am, when all businesses were operational. This peak parking included the use of 82 parking spaces, with a surplus of 20 striped spaces and 7

8 19 valet spaces, for a total surplus of 39 spaces. The parking study concludes that the surplus during peak usage can accommodate the 13 net new parking spaces necessary for the gym; staff concurs with this analysis. Further, as part of its application, the applicant has proposed a Transportation Demand Management program that will reduce parking demand generated by the proposed use. As a part of the applicant s parking reduction plan, the proposed TDM program consists of the following measures: Employee Transit Subsidy: Employer will provide all employees with a 50% subsidy for transit passes. Bike Racks: Employer will provide four (4) on-site bicycle parking, available for employees and customers. This is in addition to the seven (7) on-site bicycle parking spaces and 22 bicycle parking spaces adjacent to the subject property on the sidewalk in the public right-of-way on Main Street. Transportation Information: Business will prominently display transportation information in high traffic areas of the facility, including information on ride share, shuttles, buses, bicycling, and other multi-modal transportation. This information will also be provided to members at registration. Transportation Incentive Program: Upon check-in, staff will keep track of method of arrival for each member. Members who do not drive to the site would benefit by a rewards program to be designed by the operator. The rewards program may include, but shall not be limited to, a free hour of personal training for every 20 trips without using a vehicle, or other reward program features intended to be effective in incentivizing members to use alternative transportation methods. City staff supports the Transportation Demand Management program proposed by the applicant. The program offers a variety of incentives for employees and customers to use alternate modes of transportation, including public transit and bicycles. Unlike other commercial uses where it is difficult to apply measures that reduce customer parking demand, the membership aspect of the exercise facility allows the applicant to provide a rewards program directly to its customers which could effectively reduce vehicular trips to the site. To ensure the reduction of parking demand generated by the proposed use, staff has included this proposed TDM program as a condition of approval (Condition No. 6). Further, the nature of the business will promote the use of walking or biking to the site as part of an exercise routine and overall healthy lifestyle program. This measure would also help reduce customer parking demand. The parking variance approved in 1997 for the theater allowed for the parking requirement of 19 additional spaces to be met with valet parking spaces. The condition of approval for the theater included required valet parking on-site from 7 pm until the facility closed. Currently, Edgemar provides valet parking during all hours of operation, with an associated fee. While the subject property owner already voluntarily provides 8

9 valet parking during all business hours, staff recommends a condition of approval to require that valet service be available to exercise facility customers during all hours of operation for the subject business in an effort to maximize parking within the existing parking lot (Condition No. 5). Neighborhood Compatibility The proposed exercise facility is located in an area of the City with a high concentration of commercial and pedestrian activity. Land uses in the vicinity are consistent with the CM-2 zoning district, and include a mix of residential, commercial, retail, and restaurant uses. It is not anticipated that the proposed exercise facility would have any significant negative impacts to the neighborhood, and would complement the existing uses within the Main Street District. Furthermore, a variety of similar uses exist along Main Street, such as a physical therapy and gym facility and numerous yoga studios. While the subject tenant space backs up to residential 2 nd Street, all public entrances and windows are on the Main Street side of the building. Moreover, conditions of approval associated with both requests, such as hours of operation and required valet parking, have been added to the project to mitigate potential adverse impacts and to ensure the use s compatibility with the surrounding neighborhood. Conformance with Land Use and Circulation Element (LUCE) The subject property is designated as Neighborhood Commercial in the LUCE. The proposed exercise facility is consistent the land use parameters for Neighborhood Commercial outlined in the LUCE, which states ground floor uses include active, localserving retail and service commercial uses. The proposed use is in conformance with the Main Street District goals and policies, including Policy D31.1, which recommends a variety of commercial uses to suit neighborhood needs on Main Street. The proposed TDM program also complies with Policy D31.9, which recommends solutions that increase parking availability, including TDMs for new businesses. The proposed use is consistent with LUCE policy LU2.5, Vehicle Trip Reduction, which recommends strengthening of Transportation Demand Management programs that support accessibility by transit, bicycle and foot, and discourage vehicle trips. The applicant s TDM plan includes four components that will reduce vehicle trips to the site associated with the proposed use. These components include subsidized employee bus passes, incentives for alternative transportation, transit and bicycle information available to members and employees, and the installation of bike racks adjacent to the subject tenant space. This is also consistent with LUCE policy D31.9, which encourages the implementation of an employee TDM program for new businesses. The proposed use is also consistent with LUCE policy LU4.2, which seeks to encourage local-serving businesses within walking distance of residences to reduce the frequency and length of vehicular trips. The project site is located on Main Street that is adjacent to residential uses, including the Ocean Park neighborhood. The applicant seeks membership within the local community and proposes a TDM measure that includes a rewards program incentivizing members to use alternative transportation methods to the site. Unlike other commercial uses where it is difficult to apply measures that reduce 9

10 customer parking demand, the membership aspect of the exercise facility allows the applicant to provide a rewards program directly to its customers which could effectively reduce vehicular trips to the site due to the frequency of members visiting the establishment. To ensure the reduction of parking demand generated by the proposed use, staff has included this proposed TDM program as a condition of approval (Condition No. 6). Community Meeting and Public Input: The applicant met with the Ocean Park Association on June 3, 2013 to discuss the project and gain input from the community. Further, the applicant contacted all tenants within Edgemar and adjacent properties. At the time of publishing of this staff report, three letters were received, with one in opposition and two in support of the project (see Attachment C). Alternative Actions: In addition to the recommended action, the Planning Commission could consider the following with respect to the project: A1. Continue the project for specific reasons, consistent with applicable deadlines and with agreement from the applicant. A2. Articulate revised findings and/or conditions to Approve or Deny, with or without prejudice, the subject application. Conclusion: The project involves the establishment of a new exercise facility within an existing commercial building located on Main Street in the CM-2 district. The facility would provide group classes and individualized training, and retail sales of exercise apparel and related products. Staff does not have any concerns with the proposed exercise facility since the proposed use is located in the Main Street Commercial District which is established to provide a mix of retail and services for the surrounding community. The proposed use is consistent with the LUCE, which seeks to encourage local-serving businesses within walking distance of residences to reduce the frequency and length of vehicular trips. Furthermore, the LUCE encourages the implementation of an employee TDM program for new businesses. To comply with parking requirements, the applicant requests a parking variance and proposes a Transportation Demand Management program that will reduce parking demand generated by the proposed use. Based on the implementation of the proposed transportation demand management practices and the on-site shared parking scenario for uses that have parking demand at different times during the day, staff supports the proposed parking variance request with the specific condition that valet service be provided during all business hours within the complex in an effort to allow the most efficient use of the on-site parking. As conditioned, the proposed exercise facility is not anticipated to create any negative impacts to the surrounding neighborhood. 10

11 Prepared by: Rachel Dimond, AICP, Associate Planner Bradley J. Misner, AICP, Principal Planner Attachments A. General Plan and Municipal Code Compliance Worksheet B. Draft Statement of Official Action C. Public Notification & Comment Material D. Letter From Applicant E. Parking Study F. Photographs G. Project Plans Z:\PC\STRPT\2013\13CUP004 13VAR005 (2433 Main Street) FINAL.doc 11

12 ATTACHMENT A GENERAL PLAN AND MUNICIPAL CODE COMPLIANCE WORKSHEET Project Location and Permit Processing Time Limits Project Address: 2433 Main Street Application Filing Date: Application Complete: February 28, 2013 May 7, 2013 (Updated parking study provided) CEQA Deadline: June 6, 2013 PSA Deadline: May 29, 2013 (August 27, 2013 with 90 day extension) Total Process Review Time: 111 days. General Plan and Municipal Code Compliance Worksheet CATEGORY LAND USE ELEMENT MUNICIPAL CODE PROJECT Permitted Use N/A Exercise facilities require a Conditional Use Permit. [SMMC g] Parking Spaces N/A Required parking spaces for a Health Club. [SMMC ] Proposed Exercise Facility: 3,448 SF 1 space per 80 SF of exercise area: 1,478 SF / 80 = space per 300 SF of retail: 584 SF / 300 = 1.95 Applicant requests a Conditional Use Permit to allow the establishment of an exercise facility. 121 parking spaces provided on-site (including 19 valet spaces). Required Parking: 22 parking spaces Existing use: 9 parking spaces required for office use (1 space/ 300 sq ft of office area) Parking Deficit = 13 spaces 1 space per 300 SF of office/circulation/restrooms: 559 SF / 300 = = (<0.5 spaces=round down) 22 spaces required. 12 Attachment A General Plan & Municipal Code Compliance Worksheet

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44 Mr. Kaj Larsen and Mr. Carter Gaffney May 30, 2013 Page 2 parking utilization data collected at the Edgemar complex. The results of both analyses are presented below. MUNICIPAL CODE PARKING REQUIREMENTS Proposed Project The SMMC has identified the off-street parking requirements of various land uses; in particular, SMMC Section details the required off-street parking ratios for all developments proposed within the City. The following parking rates are indicated in Table of the SMMC (provided in Attachment A): Commercial Entertainment and Recreation o Health clubs, indoor athletic facilities and exercise/dance studios one space per 80 sf of exercise area o Health clubs, indoor athletic facilities and exercise/dance studios one space per each 300 sf of locker room/sauna/shower area Commercial o Retail, general and service one space per 300 sf of gross floor area These parking rates were applied to the various land use elements of the Project to determine the required amount of off-street parking stalls based on the SMMC. As detailed in Table 1, the exercise area component of the Project is required to provide a total of 18 spaces, the locker room component is required to provide two parking spaces, and the retail component is required to provide two parking spaces. The total off-street parking requirement for the Project, as determined by the SMMC, is 22 parking spaces. As detailed in Table 1, this parking requirement would not be satisfied by the nine previously allocated spaces, as determined by the previous tenant s conditional use permit. As such, the net new off-street parking requirement for the Project is 13 spaces. Edgemar Complex As previously discussed, Table of the SMMC details the required off-street parking ratios for all developments proposed within the City. For the purposes of this analysis, the SMMC parking rates were also applied to the individual commercial tenants within the Edgemar complex in order to determine the amount of off-street parking stalls that would be required for the entire development under both existing conditions and proposed conditions (i.e. with the Project). A detailed history of the Edgemar complex SMMC requirements and parking variances was provided by the City of Santa Monica and is contained in Attachment B. A summary of this information is contained in Table 2. As detailed in Table 2, the total off-street SMMC parking requirement for the Edgemar complex under existing conditions is 138 spaces. Although this exceeds the total parking supply by 17

45 Mr. Kaj Larsen and Mr. Carter Gaffney May 30, 2013 Page 3 spaces, the existing parking variance(s) reduce the Edgemar complex requirement by 17 spaces, thereby equaling the total parking supply of 121 spaces. As also detailed in Table 2, the total off-street SMMC parking requirement for the Edgemar complex under proposed conditions is 151 spaces. Although this would exceed the total parking supply by 30 spaces and the current 17 space variance reduction by 13 spaces, the Project is seeking a parking variance in order to reduce the Edgemar complex requirement by 13 additional spaces (for a total reduction of 30 spaces), thereby equaling the total parking supply of 121 spaces. This parking variance would be based on the actual parking demand of the Edgemar complex as a whole, which reflects an aggregate of the various parking characteristics of each Edgemar tenant. These individual parking characteristic variations are based, in part, on each tenant s specific land use and the complementary nature of each tenant s hours of operation (provided in Attachment C). Municipal Code Summary There is clear distinction between code required parking and actual parking demand. As detailed in the analyses above, the Edgemar complex does not currently comply with the offstreet SMMC parking requirement, nor would the Project be able to satisfy the off-street SMMC parking requirement. The Edgemar complex does currently comply with the parking required by variance(s), however, and, based on the parking demand analysis summarized below, the Project proposes an additional reduction of 13 spaces by way of a parking variance. PARKING DEMAND REQUIREMENTS Most zoning codes provide peak parking ratios for individual land uses. While this appropriately recognizes that separate land uses generate different parking demands on an individual basis, it does not reflect the fact that the combined peak parking demand, when a mixture of land uses shares the same parking supply, can be substantially less than the sum of the individual demands. In addition, most zoning codes do not take into consideration the unique characteristics and local conditions of individual commercial corridors, which can greatly influence parking demand. As the previously allocated parking supply for the Project does not meet the off-street SMMC parking requirement, an empirical parking demand analysis was performed for the entire Edgemar complex to help determine if the appropriate amount of parking needed to adequately serve the peak parking demand generated by the Project could be accommodated by utilizing available unoccupied spaces within the Edgemar complex. The Project Applicant is seeking the approval of a parking variance based on the results of this analysis. Empirical Data Collection In order to ascertain the current weekday and weekend parking needs of the Edgemar complex, parking utilization surveys were previously conducted at the Edgemar complex on an hourly basis on the following dates and times:

46 Mr. Kaj Larsen and Mr. Carter Gaffney May 30, 2013 Page 4 Friday, August 24, 2012 (6:00 p.m. to 12:00 a.m.) Saturday, August 25, 2012 (6:00 p.m. to 12:00 a.m.) Friday, November 16, 2012 (8:00 a.m. to 12:00 p.m.) Saturday, November 24, 2012 (8:00 a.m. to 12:00 p.m.) Additional parking utilization surveys were recently conducted at the Edgemar complex on an hourly basis on the following dates and times: Friday, April 26, 2013 (8:00 a.m. to 8:00 p.m.) Saturday, April 27, 2013 (8:00 a.m. to 8:00 p.m.) The parking utilization survey information is summarized in Table 3. Parking Demand Analysis As summarized in Table 3, the peak period parking utilization observations were as follows: Morning: 82 spaces (Friday, November 16, 11:00 a.m.) Afternoon: 78 spaces (Friday, April 26, 1:00 p.m.) Evening: 71 spaces (Saturday, April 27, 7:00 p.m.) o It should be noted that the evening peak was observed during a scheduled event within the Edgemar complex theater facility. The peak parking utilization, i.e. the peak parking demand, of 82 spaces occurred the morning of Friday, November 16, 2012, during which time all the commercial space within the Edgemar complex was occupied and active 1. Per the SMMC, the total off-street parking requirement for the Project is 22 spaces, less nine spaces for the previous tenant. This results in a total SMMC requirement of 13 net new spaces, and a conservatively estimated peak demand for the Edgemar complex of 95 spaces. Based on the results of this analysis, both the total parking supply of 121 spaces and the striped parking supply of 102 spaces are more than adequate to accommodate the needs of the Project. 1 For conservative purposes, an analysis was also conducted based on the afternoon peak parking demand of 78 spaces, as observed on Friday, April 26, During this time, approximately 2,450 sf of retail space was vacant. As such, the total SMMC requirement is 22 net new spaces (13 net new project spaces plus nine spaces for the vacant retail space), and a conservatively estimated peak demand for the Edgemar complex is 100 spaces (22 net new spaces plus an existing peak demand of 78 spaces). Based on the results of this analysis, both the total parking supply of 121 spaces and the striped parking supply of 102 spaces are more than adequate to accommodate the needs of the Edgemar complex.

47 Mr. Kaj Larsen and Mr. Carter Gaffney May 30, 2013 Page 5 Parking Demand Summary As illustrated by the empirical parking demand analysis, both the total parking supply of 121 spaces and the striped parking supply of 102 spaces are sufficient to handle the parking needs of the Edgemar complex on both weekdays and weekends with the Project in place. The differences between the SMMC requirements and the empirical parking demand results clearly highlight the unique characteristics and local conditions of the Main Street commercial corridor. Though not easily quantifiable for this analysis, but directly reflected in the results, the local conditions include multiple factors such as the use of bike/transit/walk modes, the density of the commercial corridor, the likelihood of interaction among land uses, and the implementation of local land use and transportation demand management policies. CONCLUSIONS AND RECOMMENDATIONS Based on the results of the empirical parking demand analysis, which definitively illustrates that even under the most conservative of assumptions (i.e. that everyone arrives via a single occupancy vehicle) the parking needs of the Project can be readily accommodated entirely within the striped parking supply of 102 spaces, it is clear that the Edgemar complex exhibits many of the elements required to support a parking variance. The land uses within the development exhibit complementary parking demand patterns, the unique local conditions have resulted in higher percentages of bike, transit, and pedestrian activity, the local land use and TDM policies have resulted in less vehicle trips within the area, and the Project is proposing additional TDM strategies. Therefore, it is our conclusion that there is more than sufficient evidence to support the Project s request for a parking variance which would allow the Edgemar complex to reduce its parking requirement by 13 additional spaces.

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50 TABLE 1 CITY OF SANTA MONICA PARKING CODE ANALYSIS FIRST PHASE HEALTH AND FITNESS Land Use Off-street Parking Requirements Parking Code Spaces Commercial Entertainment and Recreation 1,478 sf exercise space 1 spaces/80 sf sf locker room space 1 spaces/300 sf 2 Subtotal - Commercial 20 Commercial 584 sf retail space 1 spaces/300 sf 2 Subtotal - Commercial 2 Total Required Spaces 22 Previously Allocated Spaces [a] 9 Surplus (Shortfall) (13) Source: City of Santa Monica Municipal Code. Applicable categories from Table of the Santa Monica Municipal Code: Health clubs, indoor athletic facilities and exercise/dance studios Retail, general and services [a] Per the previous tenant's conditional use permit.

51 TABLE 2 CITY OF SANTA MONICA PARKING SUMMARY EDGEMAR COMPLEX Land Use Required Parking Spaces* Existing Conditions Proposed Conditions Mental Health Professional 1 1 Restaurant Artist Loft 4 4 Theater Retail Office Proposed Fitness Facility (Project) 0 22 Total Parking Required by Zoning Total Parking Supply** Total Parking Required by Zoning Surplus (Shortfall) (17) (30) Total Parking Supply** Total Parking Required by Variance Surplus (Shortfall) 0 0 Source: *City of Santa Monica (Appendix B) **Includes 102 striped parking spaces and 19 valet parking spaces

52 TABLE 3 PARKING UTILIZATION SUMMARY Count Date 8:00 AM - 9:00 AM 9:00 AM - 10:00 AM 10:00 AM - 11:00 AM 11:00 AM - 12:00 PM 12:00 PM - 1:00 PM 1:00 PM - 2:00 PM 2:00 PM - 3:00 PM 3:00 PM - 4:00 PM 4:00 PM - 5:00 PM 5:00 PM - 6:00 PM 6:00 PM - 7:00 PM 7:00 PM - 8:00 PM 8:00 PM - 9:00 PM 9:00 PM - 10:00 PM 10:00 PM - 11:00 PM 11:00 PM - 12:00 AM Friday, 8/24/ Saturday, 8/25/ Friday, 11/16/ Saturday, 11/24/ Friday, 4/26/ Saturday, 4/27/

53 Attachment A Santa Monica Municipal Code Parking Requirements

54 Number of parking spaces required. 1 of 11 9/10/2012 9:53 AM Santa Monica Municipal Code Up Previous Next Main Search Print No Frames Article 9 PLANNING AND ZONING Chapter 9.04 ZONING REGULATIONS Subchapter Project Design and Development Standards Part Off-Street Parking Requirements Number of parking spaces required. Parking space requirements are indicated in Table Table RESIDENTIAL (FA = floor area) Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Artist studio 1 space for each 750 sq. ft. of residential area, minimum of 1 space. None 1 space for each 400 sq. ft. of manufacturing space space for each 300 sq. ft. of retail gallery space. 40 Visitor spaces 1 space per 5 residential units (applies to projects of 5 or more residential units). 40 Boarding homes 0.5 space per unit plus one guest space per 5 units. 40 Boarding homes deed restricted to low and moderate income 0.25 space per unit plus one guest space per 5 units. 40 Condominiums:

55 Number of parking spaces required. 2 of 11 9/10/2012 9:53 AM Studio, no bedrooms 1 covered space. None 1 or more bedrooms 2 covered spaces per unit. None Visitor spaces 1 space per 5 units (applies to projects of 5 or more units). 40 Congregate housing 1 space per 5 beds. 40 Detached single family units 2 spaces in a garage per dwelling unit. None Detached single family units on lots of 30 feet or less in width 2 spaces in a garage which may be in a tandem arrangement. None Detached single family units on Pacific Coast Highway north of Santa Monica Pier (LCP Subarea 1a) 2 spaces in a garage per dwelling unit. None Visitor spaces 2 per dwelling unit (may be tandem). None Table (Continued) Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Domestic violence shelters 0.5 space per bedroom. 40 Fraternity-type housing with sleeping facilities 1 space per bed. 40 Homeless shelters 1 space per 10 beds. 40 Multi-family residential: Studio, no bedrooms 1 covered space. None

56 Number of parking spaces required. 3 of 11 9/10/2012 9:53 AM 1 bedroom 1.5 space per unit. None 2 or more bedrooms 2 spaces per unit. None Visitor spaces 1 space per 5 units (applies to projects of 5 or more units). 40 Any surface parking shall be provided in the rear half of the residential lot. Multi-family housing deed-restricted for occupancy by low and moderate income households: Studio, no bedrooms 1 space per unit bedroom 1 space per unit bedroom or larger 1.5 spaces per unit. 40 Visitor 1 space per 5 units (applies to projects of 5 or more units). 40 Senior group housing and senior housing 0.5 space per unit plus 1 guest space per 5 units. 40 Senior group housing and senior housing that is deed restricted or restricted by an agreement approved by the City for low and moderate income 0.25 space per unit plus 1 guest space per 5 units. 40 Single-room occupancy 0.5 space per unit plus 1 guest space per 5 units. 40

57 Number of parking spaces required. 4 of 11 9/10/2012 9:53 AM Single-room occupancy deed restricted to low and moderate income 0.25 space per unit plus 1 guest space per 5 units. 40 Table (Continued) Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Transitional housing 0.5 space per bedroom plus 1 guest space per 5 units. 40 COMMERCIAL (FA = floor area) Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Automobile rental agency 1 space per 500 sq. ft. of FA plus 1 space per 1,000 sq. ft. of outdoor rental storage area.* 40 Automobile repair 1 space per 500 sq. ft. of non-service bay FA plus 2 spaces per service bay.* 40 * No required off-street parking space shall be used for sale, rental or repair of autos. Automobile service station with or without mini-mart 3 spaces if for full service station, 1 space if for self service station, plus 1 space for each 100 sq. ft. of retail, and requirements for automobile repair where applicable 40 Automobile sales 1 space per 400 sq. ft. of floor area for showroom and office, plus 1 space per 2,000 sq. ft. of exterior display area and requirements for automobile repair where applicable, plus 1 space per 300 sq. ft. for the parts

58 Number of parking spaces required. 5 of 11 9/10/2012 9:53 AM department. Auto washing (selfservice or coin operated) 2 spaces for each washing stall, not including the stall. None General office 1 space per 300 sq. ft. of FA. 40 Hotels, motels 1 space per guest room plus 1 space for each 200 sq. ft. used for meetings and banquets. Other uses such as bars and restaurants which are open to the general public shall provide parking as required by this Section. 40 Lumber yards, plant nurseries 1 space per 300 sq. ft. of FA for interior retail plus 1 space per 1,000 sq. ft. of outdoor area devoted to display and storage. 40 Market of less than 5,000 square feet, liquor store 1 space per 225 sq. ft. 40 Markets 2,500 square feet or less in the BSCD, C3 and C3C Districts 1 space per 300 sq. ft. 40 Table (Continued) Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Markets with floor area greater than 5,000 square feet 1 space per 250 sq. ft. 40 Restaurant: Restaurants 2,500 square feet or less with no separate bar area located in the BSCD, C3 and C3C 1 space pe 300 sq. ft. 40

59 Number of parking spaces required. 6 of 11 9/10/2012 9:53 AM Districts Restaurant 1 space per 300 sq. ft. of support area, 1 space per 75 sq. ft. of service and seating area open to customers, and 1 space per 50 sq. ft. of separate bar area. 40 Fast food, take-out, drive-in, drive-through restaurants 1 space per 75 sq. ft. of FA. Minimum of 5 spaces must be provided. 40 Bars and nightclubs (dance halls, discos, etc.) 1 space per 50 sq. ft of FA. Portions of restaurants that include bars shall be calculated using this standard. 40 Retail: Retail, general and service 1 space per 300 sq. ft. of FA. 40 Retail, furniture and large appliance 1 space per 500 sq. ft. of FA. 40 EDUCATIONAL/CULTURAL (FA = floor area) Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Auditoriums 1 space per 4 fixed seats. 40 Day care: Small family day care home No requirement above that required for the existing residence. Not applicable Large family day care home No requirement above that required for the existing residence. Not applicable

60 Number of parking spaces required. 7 of 11 9/10/2012 9:53 AM Table (Continued) Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Preschool nursery schools, day care centers excluding large/small family day care 1 space per 500 sq. ft. of building area. 40 Libraries 1 space per 250 sq. ft. of FA. 40 Museums and galleries 1 space per 300 sq. ft. of FA. 40 Private elementary schools 10 spaces plus 1 per classroom. 40 Private junior high schools 30 spaces plus 1 space per classroom. 40 Private high schools 50 spaces plus 4 spaces per classroom. 40 Private colleges, professional business or trade schools 1 space per 80 sq. ft. of assembly area (including classroom area) or 1 space per each 4 fixed seats, whichever is greater. 40 Stadiums 1 space per 5 seats. 40 HEALTH SERVICES (FA = floor area) Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Convalescent homes, residential care facilities community 1 space per 5 beds. 40

61 Number of parking spaces required. 8 of 11 9/10/2012 9:53 AM care facilities, rest home, residential facilities for seven or more persons Hospice facilities 2 spaces. Hospitals and medical centers 1 space per 2 beds plus 1 space per 250 sq. ft. of FA for outpatient use. 40 Massage 1 space per 300 sq. ft. of FA. 40 Medical and dental offices and clinics including physical therapists, acupuncturist s and chiropractors, 1,000 sq. ft. or greater total FA per building 1 space per 250 sq. ft. of FA. 40 Table (Continued) Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Medical and dental offices and clinics including physical therapists, acupuncturists and chiropractors, less than 1,000 sq. ft. total FA per building 1 space per 300 sq. ft. of FA. 40 Mental health professionals 1 space per 300 sq. ft. 40 Residential care facilities with a capacity of six or fewer residents No requirement beyond that required for the residence. Not applicable

62 Number of parking spaces required. 9 of 11 9/10/2012 9:53 AM Veterinarians, animal and veterinary hospitals 1 space per 250 sq. ft. of FA. 40 INDUSTRIAL USES (FA = floor area) Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Film production studio 1 space per 400 sq. ft. of studio production space, 1 space per 300 sq. ft. of editing FA, 1 space per 300 sq. ft. of administrative office. 40 Light and limited industrial manufacturing 1 space per 400 sq. ft. of FA for manufacturing plus 1 space per 300 sq. ft. of FA for office use. 40 Mini-warehousing/storage 1 space per 4,000 sq. ft. of FA for manufacturing plus 1 space per 300 sq. ft. of FA for office use. 40 Warehouse 1 space per 1,000 sq. ft. 40 COMMERCIAL ENTERTAINMENT AND RECREATION (FA = floor area) Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Bowling alleys 2 spaces per lane, plus 50% of requirements for related commercial uses. 40 Table (Continued)

63 Number of parking spaces required of 11 9/10/2012 9:53 AM Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Billiard or pool parlors, roller or ice skating rinks, exhibition halls and assembly halls without fixed seats, including assembly areas within community centers, private clubs, lodge halls and union headquarters 1 space per 80 sq. ft. of FA of assembly area. 40 Health clubs, indoor athletic facilities and exercise/dance studios 1 space per 80 sq. ft. of exercise area, 1 space per each 300 sq. ft. of locker room/sauna/ shower area, plus applicable code requirement for other uses. 40 Theaters, cinemas (single and multiscreen) and other places of assembly 1 space per 4 fixed seats or 1 space per 80 sq. ft. of FA of assembly area, whichever is greater. 40 Tennis, handball, racquetball and other athletic court facilities 2 spaces per court plus 1 space per 80 sq. ft. of spectator area or 1 space per 4 fixed seats, whichever is greater. 40 MISCELLANEOUS (FA = floor area) Use Minimum Off-Street Parking Requirement Maximum Percent Compact Spaces Allowed Places of worship and other places of assembly including mortuaries, banquet facilities and convention facilities 1 space per 80 sq. ft. of FA of assembly area, or 1 space for each 4 fixed seats, whichever is greater, plus requirements for other uses as applicable. 40

64 Number of parking spaces required of 11 9/10/2012 9:53 AM (Prior code ; amended by Ord. No. 1645CCS 8, adopted 9/22/92; Ord. No. 1705CCS 1 (part), adopted 9/21/93; Ord. No. 1803CCS 10, adopted 5/23/95; Ord. No. 2187CCS 9, adopted 5/25/06)

65 Attachment B Edgemar Complex Parking Requirements

66 Tenant Type of Use Parking Requirement Mental Health 2433C Orly F. Bouskila Professional TOTAL MENTAL HEALTH PROFESSIONAL Tenant Space size, etc Parking Spaces Required 1 space/ 300 sq ft Rounded Parking Spaces Required Brick + Mortar Restaurant TOTAL RESTAURANT 1 space/300 sq ft of support area 1 space/75 sq ft service and seating 1 spaces/ 50 sq ft bar area 1 space/75 sq ft outdoor seating 1, , , & 2436: Artist Lofts Residential 1 space/ 750 sq ft living space 1, Manufacturing Space 1 space/ 400 sq ft 1, TOTAL ARTIST LOFTS 2, Edgemar Theater Theater TOTAL THEATER 1 space/ 4 fixed seats or 1 space/80 sq ft of assembly area, whichever is greater 9083; 164 seats seats Vacant Retail (formerly Retail K Swiss) 1 space/ 300 sq ft 2, C Vacant Retail Retail 1 space/ 300 sq ft Bombshell Hair Salon Retail 1 space/ 300 sq ft Peet s Coffee & Tea Retail 1 space/ 300 sq ft 1, Ben and Jerry s Ice Cream Retail 1 space/ 300 sq ft I Squared Retail 1 space/ 300 sq ft 1, Buffalo Exchange Retail 1 space/ 300 sq ft 2, Hale Arts/ retail REHAB Retail 1 space/ 300 sq ft TOTAL RETAIL 9, W4 Office 1 space/ 300 sq ft Business Affairs Office 1 space/ 300 sq ft 6, Vokent Office 1 space/ 300 sq ft TOTAL OFFICE 9, TOTAL REQUIRED PARKING SPACES FOR EXISTING USES PER ZONING TOTAL REQUIRED PARKING SPACES FOR EXISTING USES PER ZONING & VARIANCES (see variance chart) # PARKING SPACES REDUCED BY VARIANCES PROPOSED OFFICE AND HEALTH CLUB TOTAL PROPOSED OFFICE ( 2621 sq ft for Vokent) 7, st Phase Fitness Health Club 1 space / 80 sq ft of exercise area space/300 sq ft locker room space/300 sq ft retail TOTAL PROPOSED HEALTH CLUB TOTAL REQUIRED PARKING SPACES FOR PROPOSED USES PER ZONING TOTAL PROPOSED PARKING SPACES FOR PROPOSED USES PER VARIANCES & REDUCED PARKING PERMIT # PARKING SPACES REDUCED BY VARIANCES

67 Required Parking Required Spaces per Parking Spaces on Valet Spaces Parking Variances Spaces per Code Variance site on site (per 1985 variance) 26 museum spaces + 41 theater spaces +4 artist loft spaces +2 outdoor seating spaces =121 parking spaces 121 (variance permitted valet parking spaces to count toward parking requirement) Proposed RPP 151 spaces required per code for proposed uses without factoring in variances121 spaces (per 1985 & 1996 variances) 9 office spaces+22 health club spaces=134 parking spaces required Without factoring in variances, proposed RPP allows for 30 parking space reductionwith previously approved variances, existing 121 spaces= 13 parking space reduction Use Existing Parking Spaces Required Proposed Parking Spaces Required Required Parking Spaces Mental Health Professional Restaurant Artist Lofts Theater Retail Office Health Club Total Spaces required by Zoning Total Spaces Required w/ Variances 121 (incl 19 valet) 121 with RPP 0 Required by Zoning vs. Required w/variance & RPP

68 Attachment C Edgemar Tenant Hours of Operation (to be provided)

69 Edgemar Tenant s 2415 W4 OFFICE TENANT ON 2 ND FLOOR (9am-5pm) 2423 BUSINESS AFFAIRS, INC. OFFICE TENANT ON 2 ND FLOOR (9am-5pm) 2427 VACANT RETAIL (FORMERLY K-SWISS) 2428 SECOND STREET (BECERRA) WORK LIVE LOFT ON 2 ND STREET 2436 SECOND STREET (HIPSWAP) WORK LIVE LOFT ON 2 ND STREET 2431 HAIR SALON (Weekdays 9-6, Weekends 11-5) 2431C VACANT OFFICE/RETAIL (FORMERLY ARCHITECTS OFFICE) 2433 RETAIL VOKENT STUDIO (N/A- temp tenant in our facility) 2433C OBOUSKIL ORLY F. BOUSKILA, RETAIL/OFFICE (9am-5pm) 2435 RESTAURANT BRICK N MORTAR (SUN-WEDS 11am-12am, THURS-SAT 10am-1am) 2437 EDGEMAR CENTER FOR THE ART THEATRE (WEEKDAYS- hours vary for classes; SUN-SAT 11am-7pm, Weekend shows) 2439 PEET'S COFFEE RETAIL (5am-8pm) 2441 BEN AND JERRY ICE CREAM RETAIL (MON-THURS, SUN 12pm-10pm, FRI-SAT 12pm-11pm) 2443 HALE ARTS RETAIL (SUN-SAT 11am-7pm) 2447 INTERIOR ILLUSIONS RETAIL (10am-7pm) 2449 BUFFALO EXCHANGE RETAIL (11am-8pm)

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