Date: December 1, 2023
To: City of Anaheim Planning Department
200 S. Anaheim Boulevard
Anaheim, CA 92805
From: Invest, CA LLC dba Adventure Land
2129 S. Harbor Boulevard
Anaheim, CA 92802
c/o F. Michael Ayaz, Representative for Applicant
[email protected]
RE: PARKING STUDY LETTER FOR ADVENTURE LAND LOCATED AT 2129 SOUTH HARBOR BOULEVARD, ANAHEIM, CALIFORNIA.
Introduction
The purpose of this parking justification letter is to determine the parking demand for Adventure Land, a 2,667 square foot general retail sales establishment that is incidental to and part of the surrounding hotel, The Carriage Inn, which includes 51 guest rooms, a manager’s office, and no banquet or meeting room areas. The City of Anaheim Municipal Code’s parking requirement for hotels is 0.8 spaces per guest room, plus 1 space per 1,000 square feet of retail space, plus 0.25 spaces for each employee working in the guest room areas. Therefore, based on the Code requirement for hotels with incidental retail square footage, a total of 46 stalls are required, while the project site has 44 stalls available. There is a total of 6 stalls available directly in front of the Adventure Land retail building, while the adjacent hotel parking area includes an additional 38 stalls. Both the retail and hotel buildings are located on the same parcel with a shared parking lot area.
Operational Characteristics
The project consist s of
a small retail sales establishment that is incidental to and part of the surrounding motel which primarily serves motel patrons and non-motel patrons. The premise allows the purchase of souvenirs, clothing, convenience food items, over the counter medicine and first aid items, travel size toiletries and electronics, as well as other travel and convenience necessities . The sale of alcohol shall be an ancillary use that Applicant believes would provide a necessary service and convenience to patrons. Adventure Land has been open for approximately 18 months and now requests that the City of Anaheim approve the following:
1) Public Convenience and Necessity for a Type 21 (Off Sale General) Alcoholic Beverage Control ((“ABC”) license;
2) CUP Modification to remove the condition of approval requiring additional parking in order to operate another retail use besides a wig shop at the premise; 3) Remove the covenant restricting the retail use of t he premise from running with the real property.
Other characteristics of the project include:
Characteristic Description
Total Building Square
Footage:
2,667 square feet
Total Building Square
Footage to be used:
2,667 square feet
No. of staff: 1-2
Max no. of people at the
facility at one time
3-4
Days of Operation: Sunday -Saturday
Hours of Operation: Monday through Thursday from 7 a.m. to 11 p.m. and Friday to Sunday from 7 a.m. to 12 a.m.
Peak Hours of Operation: 8 a.m. to 10 am
Observed Parking Demand at Project Site
Counts of occupied parking stalls at the site were taken on Tuesday, November 21, 2023, between 8 a.m. and 10 p.m. and Friday, November 24, 2023, between 8 a.m. and 10 p.m. and Saturday, November 25, 2023 to between 8 a.m. and 10 p.m. to determine the number of parking stalls actually being utilized at the project site during anticipated peak hours of operation. The existing parking lot for this building contain s a total of 44 spaces. Based upon the counts taken on the above -referenced days, the maximum number of occupied parking spaces for:
• Tuesday, November 21, 2023, with 21 stalls used on the hotel side between 9 a.m. and 10 a.m., and 3 stalls in front of Adventure Land between 11 a.m. and 12 p.m.;
• Friday, November 24, 2023, with 30 stalls used on the hotel side at 10 p.m. and 4 stalls used in front of Adventure Land between 8 a.m. and 9 a.m.; • Saturday, November 25, 2023, with 34 stalls used on the hotel side between 8 a.m. and 9 a. m. and 4 stalls being used in front of Ad venture Land between 8 a.m. and 10 a.m.
The maximum number o f stalls used at any one time was 38 stalls , which falls below the total number of 44 stalls allocated to the project site.
Other Circumstances
Other circumstances exist at the project site and/or the proposed use that further reduces the parking demand and includes:
Circumstance Available? Description
Site Served by Public Yes Anaheim Transportation Network Transportation? public bus system and Orange
County Transportation Authority
public bus system
Carpool/Vanpool Program
Available to Employees?
Yes Carpool and Rideshare systems are
available to all employees
Bike Racks Available at the
Project site?
No
Other Circumstances? Yes Uber/Lyft drop-off pick-ups,
families carpooling to hotel, taxi
services for motel patrons
Analysis
T
he observed parking demand at the existing project site is 38 stalls, which is less than the 44 stalls available on the property . Because Adventure Land was already operating during the time of the parking study counts, it can be assumed that the counts represent an average parking demand for the project site, and that adequate parking is available for both the hotel and general retail sales establishment.
Certification
I c
ertify that the above information and statements contained herein, are in all respects true and correct.
Re
spectfully,
Sig
nature: ____________________________ Date:________________________ 12/1/2023