CARLSBAD
CLOVIS
IRVINE
LOS ANGELES
PALM SPRINGS
POINT RICHMOND
RIVERSIDE
ROSEVILLE
SAN LUIS OBISPO
3210 El Camino Real, Suite 100, Irvine, California 92602 949.553.0666 www.lsa.net
MEMORANDUM
DATE: October 30, 2024
TO: Spencer Samuelian, LBIRE LLC
FROM: Arthur Black, LSA Associates, Inc.
SUBJECT: Parking Analysis and Parking Management Plan for Woods Cove Inn LSA is pleased to submit this parking study for the proposed renovation of the Woods Cove Inn (hotel) at 2020 South Coast Highway in Laguna Beach. Originally named the Laguna Beach Inn, the hotel was most recently permitted by the City of Laguna Beach (City) to be remodeled and provide 21 single guest rooms, 1 two-bedroom suite, and 1 two-bedroom manager unit. The remodel work was recently completed under City permit #CBP-2021-7808. Prior to that remodel, the Laguna Beach Inn had 12 code-compliant on-site parking spaces (3 standard and 9 compact). Sometime between the original construction and the sale of the hotel in September 2020, the Laguna Beach Inn was altered to convert the two-bedroom suite into 2 separate guest rooms and the manager unit into 2 guest rooms, for a total of 25 guest rooms. During that period, the hotel still had 12 codecompliant on-site parking spaces.
Current ownership of the hotel purchased the property in September 2020 and began renovations shortly thereafter. As part of that remodel work under City permit #CBP-2021-7808, the parking lot was remodeled to provide 21 vehicle parking spaces, 8 bicycle parking spaces, and 2 motorcycle parking spaces. In addition to these on-site parking spaces, current ownership made improvements on Diamond Street. The 18-inch raised asphalt walking path on the south side of Diamond Street was removed and replaced with an Americans with Disabilities Act (ADA)-compliant 4-foot concrete sidewalk. Current ownership also made landscaping improvements that removed permanent shading from the four metered parking spaces on Diamond Avenue, returning them to proper function.
As described above, the owners are now seeking City approval to increase the guest room count from 22 to 25 through a conversion of the existing two-bedroom guest suite into 2 separate guest rooms and the conversion of the 2 existing manager units into 2 guest rooms. The hotel currently has no more than 3 employees on site at any time, which would not change as a result of the proposed room renovation.
Figure 1 (Attachment A) shows the location of the hotel. Glenneyre Street, located one block to the east of Coast Highway, is a designated bicycle route through Laguna Beach. Bus stops for Orange County Transportation Authority (OCTA) Route 1 and the Laguna Beach Trolley are located along South Coast Highway within walking distance of the hotel. Northbound buses and trolleys can be accessed by crossing Diamond Street to the bus stop approximately 130 feet from the hotel, while southbound buses and trolleys can be accessed by crossing South Coast Highway approximately Attachment 5
95 10/30/24 «P:\2023\20231434\Parking Management Plan4.docx» 2 160 feet from the hotel. The Long Beach Trolley Coastal Route operates year-round from 7:30 a.m. to 6:00 p.m. on weekdays with service every 20–30 minutes. On Saturday, this service operates from 9:00 a.m. to 10:00 p.m. On Sunday the hours are 9:00 a.m. to 7:00 p.m. During summer months, the service is expanded from 9:00 a.m. to 11:30 p.m. seven days a week with service every 20–40 minutes depending on the intensity of traffic delays. OCTA Route 1 has service between Long Beach and San Clemente approximately every 60 minutes from approximately 5:00 a.m. to approximately 10:00 p.m.
Woods Cove Inn is less than 500 feet from Woods Cove beach and approximately 500 feet from restaurants along Coast Highway along sidewalks and other pedestrian infrastructure. The combined effect of its easy access to a designated bicycle route, close proximity to OCTA and Laguna Beach Trolley public transit, and short walking distance to likely destinations reduce the need for a hotel guest to have a vehicle.
PARKING SUPPLY
Laguna Beach Municipal Code (LBMC) Section 25.52.012 (E)1 states that providing bicycle and motorcycle parking spaces is encouraged and counts toward the parking requirement. Two motorcycle parking spaces or eight bicycle parking spaces count for one standard vehicle parking space as long as the total does not exceed 10 percent of the required parking. The attached site plan (Attachment B) exhibits the parking area with all available parking spaces (ADA, vehicle, motorcycle, and bicycle) numbered and identified. Photographs of the renovated parking lot are also included as an attachment (Attachment C). The current on-site parking lot (as shown in the site plan) has 21 vehicle parking spaces, 8 bicycle parking spaces, and 2 motorcycle parking spaces. According to LBMC Section 25.52.012(E), the hotel provides a total of 23 parking spaces. The 2 nonvehicle parking spaces are less than 10 percent of the total parking provided.
OFF-STREET PARKING REQUIREMENT
The off-street parking requirements for Laguna Beach are found in LBMC Section 25.52.012 (G).2 The off-street parking requirements state that hotels must provide one space per guest room, an additional space for every 15 guest rooms, plus two spaces per residence. If food uses are included in a hotel, additional parking is required but may also be reduced to account for hotel guests being patrons of the ancillary uses.
Table A presents the off-street parking spaces required per the LBMC with no allowed reductions or parking credits. As Table A shows, straight application of the parking requirements without allowed reductions or parking credits would require 27 parking spaces. This is one more required parking space than the currently entitled configuration. As mentioned above, renovations by current ownership have increased the on-site parking supply by 11 parking spaces. 1 City of Laguna Beach. Municipal Code. 2
Ibid.
96 10/30/24 «P:\2023\20231434\Parking Management Plan4.docx» 3 Table A: Municipal Code Parking Requirements without Reductions Land Use Parking Space Rates per Laguna Beach Municipal Code 25.52.0121
Project Parking Requirements
Size Unit Required
Parking Spaces
Existing Entitlement
Guest Rooms 1 space per guest room plus 1 space per 15 rooms 22 Room 23.5 Manager Units 2 spaces per residence 1 Units 2
Total Existing Entitlement 26 (25.5)
Parking Supply 232
Parking Shortfall 3 (12%)
Proposed Hotel
Guest Rooms 1 space per guest room plus 1 space per 15 rooms 25 Room 26.7 Total Proposed Hotel 27 (26.7)
Parking Supply 232
Parking Shortfall 4 (15%) 1 Source: City of Laguna Beach. Municipal Code. 2 21 vehicle parking spaces plus 2 nonvehicle parking spaces per Laguna Beach Municipal Code Section 25.52.012 (E).
MUNICIPAL CODE PARKING REQUIREMENT WITH ALLOWED REDUCTIONS AND
CREDITS
LBMC Section 25.52.006(G) contains provisions related to parking incentives.3 This section describes the provision, innovative parking solutions, that is appropriate to the hotel and calculates the parking requirement per the LBMC.
Innovative Parking Solutions
The LBMC has been revised to provide additional parking incentives for innovative parking solutions that can reduce total parking demand.4 The proposed project will include steps to support and enhance ridesharing as an alternative to overnight parking by hotel guests. Throughout the hospitality industry, operators have reported anecdotally that overnight parking demand at hotels has declined since the introduction of app-based rideshare services. The annual reports of car rental companies have identified these services as a reason for a decline in their business. Attempts to analyze the effect of transportation network companies (TNCs) have identified large declines in car rentals as a mode for accessing hotels,5 a 15 to 20 percent decline in parking demand at hotels nationally,6 and that parking difficulty is the second most common reason for people who could have driven themselves to hail a ride.7
While the lack of hard data due to the reluctance of TNCs to share data makes it difficult to quantify the effects, data from Woods Cove Inn clearly show the results of this effect. Current ownership of Woods Cove Inn reviewed check-in data between September 2023 and May 2024. Over that period, 3 City of Laguna Beach. Municipal Code. 4
City of Laguna Beach. Municipal Code, Section 25.52.006(G)(3). 5 Walker Consultants. 2017. Ride Hailing Impacts on Parking. 6 Steele, Jeanette. 2018. “Parking Business up to 50% in Some Areas.” San Diego Union Tribune. February 22. 7 Henao, Alejandro. 2017. Impacts of Ridesourcing—Lyft and Uber—on Transportation Including VMT, Mode Replacement, Parking, and Travel Behavior. Doctoral thesis. University of Colorado. 97 10/30/24 «P:\2023\20231434\Parking Management Plan4.docx» 4 1,788 guests out of 4,695 booking paid the overnight parking charge. This shows that only 38 percent of their hotel guests brought and parked a vehicle.
The hotel will support and enhance this trend by providing a designated area for rideshare drop-off and pickup to occur outside the public right-of-way. The location will be in the existing parking space located between the accessible van parking space and the hotel lobby. This parking space would be available for rideshare drop-off and pickup until the time when hotel parking demand reaches its peak (i.e., 11:00 p.m. according to Urban Land Institute [ULI] survey data). To indicate this designation, the parking space will be signed “Hotel check-in and drop-off/pick-up only 8:00 a.m. to 11:00 p.m.”.
The hotel currently charges an overnight parking fee of $25 per night. This additional cost of $25 per day is not charged to guests who use rideshare vehicles, which further encourages the trend away from parked vehicles described above. Ridesharing as an alternative to hotel guest parking at the hotel will be further supported and enhanced by including a statement encouraging ridesharing on the hotel’s website. The statement could be similar to the following:
The Woods Cove Inn is located on the coastline of Laguna Beach. During periods of high visitor volume, public parking spaces are difficult (if not impossible) to find throughout the city. The Laguna Beach Trolley operates throughout the city to help visitors get around without searching for parking. Taxis and rideshare vehicles are also plentiful in Laguna Beach. And, of course, when you stay at Woods Cove Inn, you have an easy walk to the beach at Woods Cove. For your stay, consider an alternative to bringing a car to avoid the hassle of finding parking spaces in this very popular town.
At check-in, the hotel will make information available to guests on how to download and use the City’s Trolley Tracker smartphone application. Hotel guests will also be able to borrow bicycles from the hotel to facilitate short trips. The bicycles will offer greater flexibility for short trips than the trolley to further encourage guests to forgo bringing a vehicle to Laguna Beach. The hotel will adjust the number of bicycles available based on guest demand and feedback from guests.
A summary of the actions Woods Cove Inn will take follows. These actions do not have an individual quantified effect on parking demand but work together supporting the established trends toward ridesharing rather than guests parking a private vehicle. • Providing a designated area for rideshare vehicles to drop-off • Charging hotel guests for overnight parking
• Providing a statement on the hotel website encouraging ridesharing • Making information available at check-in on how to download the City’s Trolley Tracker app • Providing bicycles for hotel guests to borrow
With the enhancement of rideshare facilities at the Woods Cove Inn and encouragement of the use of ridesharing for parking avoidance, LSA believes that a reduction in hotel parking demand of at least 15 percent can be reasonably expected throughout the year consistent with reported industry trends. It is worth repeating that data from Woods Cove Inn show that an average of 38 percent of hotel guests park a car.
98 10/30/24 «P:\2023\20231434\Parking Management Plan4.docx» 5 Final Parking Requirement
Table B presents the Municipal Code parking requirement for the proposed project with the reductions and credits allowed in the LBMC. As Table B shows, applying reductions for innovative parking solutions at the hotel results in 23 required parking spaces. The hotel currently provides 23 parking spaces, including 21 vehicle parking spaces, 2 motorcycle parking spaces, and 8 bicycle parking spaces. With application of the parking incentives included in the LBMC, the existing on-site parking supply would match the parking required.
Table B: Municipal Code Parking Requirements with Allowed Reductions Land Use Parking Space Rates per Laguna Beach Municipal Code 25.52.0121
Project Parking Requirements
Size Unit Required
Parking Spaces
Woods Cove Inn
Guest Rooms 1 space per guest room plus 1 space per 15 rooms 25.0 Room 26.7 Innovative Parking Solutions 15 percent reduction 26.7 Spaces -4.0 Total Proposed Woods Cove Inn Parking Requirement 23 (22.7) Parking Supply (21 vehicle, 2 motorcycle, and 8 bicycle) 23 1 Source: City of Laguna Beach. Municipal Code.
CONCLUSION
The hotel was most recently entitled for 21 single guest rooms, 1 two-bedroom suite, and 1 twobedroom manager unit. Applying the current LBMC parking requirements to this configuration results in 26 required parking spaces. At some time prior to the current ownership, the suite was converted into 2 guest rooms and the manager unit was also converted to guest rooms, for a total of 25 guest rooms. During that time, the hotel had access to 12 code-compliant on-site parking spaces (3 standard and 9 compact).
The hotel’s current owners are renovating the hotel (under City permit #CBP-2021-7808) and are seeking to entitle the conversion to 25 guest rooms. Applying the current LBMC parking requirements to this configuration results in 27 required parking spaces without applying incentives and 23 required parking spaces when applying a 15 percent reduction for innovative parking solutions. Completed renovation of the parking lot provides 23 parking spaces, including 21 vehicle parking spaces, 2 motorcycle parking spaces, and 8 bicycle parking spaces.
The renovation has increased the parking supply 11 parking spaces, which is greater than the one additional parking space required for the hotel under the LBMC. When accounting for innovative parking solutions, the parking supply would match the parking requirement. The renovations at the hotel and parking lot appear to be consistent with the LBMC and appear to improve parking conditions in Laguna Beach.
Attachments: A: Figure 1: Project Location
B: Site Plan (with numbered and identified parking spaces) C: Photographs of Parking Lot
99 P ARKING A NALYSIS AND P ARKING MANAGEMENT P LAN
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P:\2023\20231434\Parking Management Plan4.docx (10/30/24)
ATTACHMENT A
FIGURE 1: PROJECT LOCATION
100
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Woods Cove Inn
Project Location
130 Feet to Northbound Bus Stop
160 Feet to Southbound Bus Stop
500 Feet to Beach
Bus Stop
LEGEND
Diamond St
Ruby St
Moss St
Center St
Glenneyre St
Catalina St
Ocean Way
S Coast Hwy
Diamond St
Ruby St
Moss St
Center St
Glenneyre St
Catalina St
Ocean Way
S Coast Hwy
1 Woods Cove
Inn
101
P ARKING A NALYSIS AND P ARKING MANAGEMENT P LAN
OCTOBER 2024
WOODS C OVE IN N
L AGUNA BEACH , C ALIFORNIA
P:\2023\20231434\Parking Management Plan4.docx (10/30/24)
ATTACHMENT B
SITE PLAN
(with numbered and identified parking spaces)
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PARKING CALCULATIONS
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PARKING SPACES
• STANDARD PARKING SPACE: MIN 8'-4"W X 18'-0"D
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• BICYCLE PARKING SPACE: MIN 2'-0"W X6'-0"D (PROVISION
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8 BICYCLE SPACES COUNT FOR I STANDARD SIZE
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25 HOTEL GUEST ROOMS= 25 SPACES
+I ADDITIONAL STALL PER 15 GUEST RMS= 2 SPACES
INNOVATIVE PARKING SOLUTIONS:
15% REDUCTION (PER LSA "PARKING ANALYSIS
AND PARKING MANAGEMENT PLAN",
DATED 05121/2024) = • 4 SPACES
REQUIRED TOTAL= 23 SPACES
ORIGINAL PRE-2022 REMODEL PARKING
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STANDARD= 3 SPACES
STANDARD ACCESSIBLE= 0 SPACES
STANDARD PARALLEL= 0 SPACES
STANDARD (FOR 2 MOTORCYCLE)= 0 SPACES
STANDARD (FOR 8 BICYCLE)= 0 SPACES
COMPACT = 9 SPACES
PREVIOUS COMPLIANT SPACES= 12 SPACES
EXISTING I CURRENT PARKING
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STANDARD VAN ACCESSIBLE= 1 SPACES
STANDARD PARALLEL= 1 SPACES
STANDARD (FOR 2 MOTORCYCLE)= 1 SPACES
STANDARD (FOR 8 BICYCLE)= 1 SPACES
COMPACT= 10 SPACES
EXISTING I CURRENT COMPLIANT SPACES= 23 SPACES
PROPOSED PARKING
NO CHANGES PROPOSED TO EXISTING PARKING
(NEW RIDESHARE SIGNAGE PROPOSED AT I EXISTING SPACE)
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BENJAMIN JOHN STEVENS
ARCHITECT, INC. EXPRESSLY
RESERVES ITS COMMON LAW
COPYRIGHT AND OTHER
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DRAWINGS. THE SE
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REPRODUCED,CHANGED,OR
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ARE THEY TO BE ASSIGNED
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SUBMITTAL DATES
11.22.2023
SUBMITTAL 1
CITY ZONING DEPARTMENT
06.11.2024
SUBMITTAL2
CITY ZONING DEPARTMENT
10.25.2024
SUBMITTAL3
CITY ZONING DEPARTMENT
JOB#: 2020
DATE: 10.25.2024
SHEET:
A.003
103
C-1
P ARKING A NALYSIS AND P ARKING MANAGEMENT P LAN
OCTOBER 2024
WOODS C OVE IN N
L AGUNA BEACH , C ALIFORNIA
P:\2023\20231434\Parking Management Plan4.docx (10/30/24)
ATTACHMENT C
PHOTOGRAPHS OF RENOVATED PARKING LOT
104
C-2
P ARKING A NALYSIS AND P ARKING MANAGEMENT P LAN
OCTOBER 2024
WOODS C OVE IN N
L AGUNA BEACH , C ALIFORNIA
P:\2023\20231434\Parking Management Plan4.docx (10/30/24) 105