Kittelson & Associates, Inc.
TECHNICAL MEMORANDUM
January 9, 2026 Project# 30640
To: Wendy Jung, Principal Planner
Anthony Viera, Planning Manager
City of Laguna Beach
From: David Laurens
CC: Ashley Brodkin (De Novo), Tim Erney (Kittelson),
RE: Laguna Beach Comprehensive Zoning Code Update –
Task 1.2 Estimation of Current Parking Supply and Demand 1 Purpose and Overview
The City of Laguna Beach is evaluating its non-residential parking requirements as part of the Comprehensive Zoning Code Update. Many of the existing standards reflect an earlier era of development and may not fully support today’s mix of local businesses, visitor activity, and built-out commercial areas.
Updating these requirements is an opportunity to ensure the parking framework aligns with the City’s current policy goals and the realities of operating in a constrained coastal environment.
This memorandum documents existing parking conditions within key commercial areas within the City of Laguna Beach outside the Downtown Specific Plan (DSP) boundary. The analysis provides a comprehensive view of how parking functions across different parts of Laguna Beach and establishes a factual basis for evaluating the City’s current off-street parking standards.
The study focuses on six representative districts that together capture the city’s range of commercial and visitor-serving environments, including coastal corridors, neighborhood-serving centers, and mixed-use clusters. These locations were selected in coordination with the City to reflect typical parking dynamics outside the downtown core, where land use patterns, access characteristics, and turnover rates differ from those within the DSP area.
Findings from this analysis describe how parking supply and demand vary by district, season, and facility type. This information will guide the next phase of work, which will assess how existing standards relate to observed conditions and support the development of a blended parking requirement for non-residential uses citywide.
750 The City Drive, Suite 410
Orange, CA 92868
P 714.468.1997
57 January 9, 2026 Page 2
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
2 Study Area and Parking Districts
2.1 STUDY AREA AND ANALYTICAL DISTRICTS
Parking conditions were evaluated across Laguna Beach’s commercial corridors located outside the Downtown Specific Plan (DSP) boundary. These areas encompass the City’s most active neighborhood and visitor-serving destinations along Pacific Coast Highway (PCH or Coast Highway), where parking demand is concentrated and directly supports local businesses, restaurants, and services.
To organize field data collection and summarize results consistently, the study area was divided into six parking districts. Each district represents a continuous segment of Coast Highway frontage and adjacent side streets that share similar land-use and access characteristics. The district framework provides a consistent geography for evaluating parking supply and demand trends across comparable commercial contexts.
The six districts were selected to represent the City’s principal commercial corridors outside the DSP, rather than to capture every non-residential parcel citywide. As such, the findings apply most directly to these representative areas, but also illustrate broader patterns likely shared across other smaller commercial neighborhoods in Laguna Beach. Together, the six parking districts capture the range of commercial environments found outside the Downtown Specific Plan area, from compact, walkable clusters of restaurants and retail to larger sites with off-street facilities that serve both neighborhood and visitor activity. This framework establishes the geographic basis for evaluating parking supply and demand across distinct but comparable commercial settings in Laguna Beach.
Figure 1 illustrates the six parking districts in relation to the City limits and the DSP boundary, and the following sections provide additional details on the districts and their land-uses. 58 January 9, 2026 Page 3
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
Figure 1 Study Area and Parking Districts
Source: Kittelson, 2025
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Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
DISTRICT 1 – VIEJO STREET TO BOAT CANYON DRIVE
Parcels fronting PCH are predominantly retail and commercial service uses, with some retail strip development and a single lodging parcel. Immediately behind the PCH frontage, on both the inland and ocean-side blocks, land uses transition to primarily residential development. Toward the eastern end of the district, approximately two blocks west of the Boat Canyon Shopping Center (anchored by the Pavilions supermarket), several residential parcels front directly onto PCH.
DISTRICT 2 – BOAT CANYON DRIVE TO ASTER STREET
District 2 includes the Boat Canyon Shopping Center, a major retail and parking generator along the Coast Highway corridor. At the western end of the district, immediately east of Boat Canyon Shopping Center, approximately two blocks of parcels fronting PCH is predominantly residential, continuing the residential frontage that begins at the eastern end of District 1. From Myrtle Street, retail and commercial service uses resume along PCH and remain the dominant frontage pattern through the remainder of the district.
As in District 1, land uses behind the PCH frontage are primarily residential, limiting the depth of nonresidential development and concentrating parking demand along the corridor itself.
DISTRICT 3 – LEGION STREET TO THALIA STREET
This district has a higher intensity of commercial and visitor-serving uses, particularly between PCH and Glenneyre Street. Lodging uses are more prevalent than in Districts 1 and 2, including multiple hotel or motel parcels directly fronting PCH. Residential uses remain present but are less dominant along the frontage of Coast Highway, contributing to higher non-residential parking demand relative to northern districts.
DISTRICT 4 – THALIA STREET TO CALLIOPE STREET
Retail and visitor-serving commercial uses line much of the PCH frontage. Residential uses dominate on the ocean-side blocks, while additional commercial and mixed-use parcels are located inland, particularly between PCH and Glenneyre Street. This district contains the highest concentration of hotel and motel parcels, especially along PCH between Mountain Road and Calliope Street.
DISTRICT 5 – AGATE STREET TO MOSS STREET
Land use patterns are similar to District 1, with retail and service uses fronting PCH and predominantly residential uses immediately behind. Commercial activity is present but more neighborhood-serving in nature, with moderate non-residential parking demand relative to Districts 3 and 4.
DISTRICT 6 – TABLE ROCK DRIVE TO 7TH AVENUE
District 6 forms the southernmost segment of the study area. Non-residential uses are present but less intense, consisting mainly of retail stores and commercial services (including small retail centers and limited retail strip development), as well as mixed residential-commercial parcels. The Providence Mission Hospital Laguna Beach is located within the district limits. The district also includes a higher proportion of residential land uses along and immediately adjacent to PCH compared to the preceding districts. 60 January 9, 2026 Page 5
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
Table 1 summarizes the location and general land-use character of each district. Detailed land-use patterns for each district are illustrated in Figure 2 through Figure 7, which include parcel-level land use classifications and block configurations used to support the parking supply and demand analysis.
Table 1 Summary of Parking Districts
District Northbound /
Eastbound
Border
Southbound /
Westbound
Border
Dominant Land Uses and Character
1 Viejo Street Boat Canyon
Drive
Predominantly retail and commercial services fronting
Coast Highway; residential uses immediately inland
and on the ocean side. Residential frontage appears
along the eastern edge, transitioning toward District 2. 2 Boat Canyon
Drive
Aster Street Contains the Pavilions shopping center and other retail and service businesses near Coast Highway.
Residential parcels behind PCH; overall a mix of
neighborhood-serving retail and housing.
3 Legion Street Thalia Street Higher-intensity commercial and visitor-serving area between Coast Highway and Glenneyre Street,
including several hotels and motels. Residential uses
are less dominant along the highway frontage.
4 Thalia Street Calliope Street Concentrated retail, dining, and lodging corridor with the highest number of hotel and motel parcels,
especially between Mountain Road and Calliope
Street. Residential uses predominate behind the
frontage, with additional mixed-use parcels inland.
5 Agate Street Moss Street Retail and service uses along Coast Highway with predominantly residential blocks behind. Commercial
activity is largely neighborhood-serving and smaller in scale relative to Districts 3 and 4.
6 Table Rock Drive 7th Avenue Southernmost district, with less intense retail and mixed residential-commercial parcels. Includes
Providence Mission Hospital Laguna Beach within its
limits. Includes more presence of residential frontage
along the Coast Highway.
Source: Kittelson, 2025
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Figure 2 Land Use - District 1
Source: Kittelson, 2025. Land use data from Southern California Association of Governments (SCAG). 62 January 9, 2026 Page 7
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
Figure 3 Land Use - District 2
Source: Kittelson, 2025. Land use data from Southern California Association of Governments (SCAG). 63 January 9, 2026 Page 8
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
Figure 4 Land Use - District 3
Source: Kittelson, 2025. Land use data from Southern California Association of Governments (SCAG). 64 January 9, 2026 Page 9
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
Figure 5 Land Use - District 4
Source: Kittelson, 2025. Land use data from Southern California Association of Governments (SCAG). 65 January 9, 2026 Page 10
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
Figure 6 Land Use - District 5
Source: Kittelson, 2025. Land use data from Southern California Association of Governments (SCAG). 66 January 9, 2026 Page 11
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
Figure 7 Land Use - District 6
Source: Kittelson, 2025. Land use data from Southern California Association of Governments (SCAG). 67 January 9, 2026 Page 12
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
2.2 CITYWIDE PARKING MANAGEMENT FRAMEWORK
While this study focuses on the six analytical districts developed for evaluating parking supply and demand, the City of Laguna Beach manages its public parking operations citywide through a paid-parking system administered via the Laguna Beach Parking App (powered by FrogParking). This system supports the payment, management, and monitoring of occupancy for all metered on-street spaces and Cityoperated surface lots and structures throughout the city.
The City’s paid-parking areas are organized into operational zones (A1 through H) that define applicable rates, time limits, and enforcement hours. These zones encompass metered spaces along Coast Highway, Glenneyre Street, Cliff Drive, Laguna Canyon Road, and other major corridors, extending beyond the Downtown area to include both North Laguna and South Laguna.
The operational zones are illustrated in Appendix A, which presents maps from the California Coastal Commission Exhibit W13a-7-2020. These maps depict the City’s official paid-parking management areas where payment is required during posted enforcement periods. Table 2 summarizes the metered onstreet parking supply by operational zone, and their overlap with the analytical parking districts defined in the previous section.
Table 2 Metered On-Street Parking Supply by Operational Zone Zone
ID
Parking Zone Name Metered
Spaces
Primary Study District
Overlap*
A1 Cliff Drive / Heisler Park 135 Outside study districts A2 Lower Cliff Drive 209 Outside study districts
B Downtown North 226 Outside study districts
C Downtown South 255 Outside study districts
D South Coast Hwy & Side Streets (South Laguna) 426 Districts 3, 4, 5 DP Laguna Canyon Rd (Dog Park) 30 Outside study districts E Laguna Canyon Rd & Frontage 282 Outside study districts F North Coast Hwy & Side Streets (North Laguna) 238 Districts 1, 2 G Glenneyre Street 136 Outside study districts
H Coast Hwy – Montage Area 99 Outside study districts
Total 2,036
*District 6 lies outside a metered section of Coast Highway.
Source: City of Laguna Beach; Coastal Commission Exhibit W13a-7-2020; Laguna Beach Parking App (FrogParking).
Parking meters and pay stations display the applicable hourly rate and maximum time limit. Most metered spaces have a maximum time limit of approximately three hours, depending on location. Metered parking is generally enforced 8:00 a.m.–9:00 p.m. downtown and 8:00 a.m.–7:00 p.m. outside downtown. Payment 68 January 9, 2026 Page 13
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
may be made at the meter or directly through the Laguna Beach Parking App, which also allows users to extend time remotely where permitted.
3 Parking Supply within the Study Districts
Parking across the six study districts represents a mix of public and private resources that support the visitor-serving and commercial activity characteristic of Laguna Beach outside the downtown area. Each district combines off-street spaces located on private parcels with on-street spaces along Coast Highway and adjacent cross streets. Together, these facilities form the baseline for understanding how parking is used during different seasons and times of day. Appendix B provides six maps illustrating the on-street and off-street parking supply counted within each study district, along with a corresponding table listing the identified off-street parking lots by district.
Figure 8 presents the relative composition of parking supply by district. Each bar represents 100% of the available parking within that district, divided among private off-street, on-street along Coast Highway, and on-street on cross streets. Points plotted on the secondary axis show the total number of spaces in each district.
District 6, located near Providence Mission Hospital, includes approximately 240 parking spaces yearround, expanding to about 350 spaces during the summer season. Under a shared-use agreement between the City and the hospital, 50 spaces are available throughout the year, with an additional 25 spaces provided during summer months and 85 temporary summer-only spaces located along 7th Avenue, on the driveway leading to the Hospital’s parking structure. This seasonal expansion increases parking availability in South Laguna to accommodate higher visitor activity during peak periods.
Figure 8 Parking Supply and Composition by District
*District 6 includes additional spaces available only during the summer under the City’s shared-use agreement with Providence Mission Hospital.
Source: Kittelson, 2025
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Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
Private off-street lots are intended primarily to serve on-site commercial tenants and customer parking, supplementing the public supply available along the corridor. It should be noted that no City-operated off-street parking facilities are located within the six districts; public parking is provided exclusively through on-street spaces along Coast Highway and adjacent cross streets.
Across the six study districts, private off-street parking generally accounts for between 45% and 55% of the total parking supply, indicating a relatively consistent balance between public and private parking spaces along the Coast Highway corridor. District 2 and District 6 (summer) have larger off-street shares, reflecting the presence of sizable commercial sites and, in the case of District 6, seasonal spaces provided through the City’s shared-use arrangement at Providence Mission Hospital.
Districts with higher on-street shares correspond to areas characterized by smaller parcels and a continuous commercial frontage, typical of the older, fine-grained development pattern along Coast Highway. In these settings, public parking operates as shared access for multiple destinations within short walking distances. Conversely, districts with greater off-street proportions tend to offer more consolidated parking within individual sites, resulting in a system that blends site-specific supply with corridor-wide public access.
Overall, the distribution of supply across the districts reveals a corridor that relies on both public and private parking resources functioning together to serve neighborhood and visitor-oriented activity. 4 Observed Demand and Peak Conditions
Parking utilization across the six study districts was observed during both summer and fall periods to represent peak-season and shoulder-season conditions, respectively. The results describe how public and private parking resources were used throughout the day, providing a basis for identifying when and where parking operates near capacity. Occupancy, expressed as the percentage of parking spaces occupied relative to total supply, serves as the primary indicator of demand. This section summarizes observed patterns by time of day, day of the week, and season, highlighting locations that regularly exceed the 85% practical capacity threshold.
4.1 DATA COLLECTION AND MEASURES
Parking occupancy data were collected across the six study districts on four representative dates:
Saturday, August 23, 2025 (summer weekend), Wednesday, August 27, 2025 (summer weekday), Saturday, September 27, 2025 (fall weekend), and Wednesday, October 1, 2025 (fall weekday). Counts were conducted between 12:00 p.m. and 9:00 p.m. to capture midday and evening activity periods.
The occupancy of the on-street and off-street parking spaces were recorded at hourly intervals during the study period. Observed occupancy was then calculated as the percentage of parking spaces occupied relative to the total supply. The analysis focuses on three key indicators:
◼ Peak occupancy: The highest occupancy observed during the day. ◼ Average occupancy: The mean occupancy across all observed hours. 70 January 9, 2026 Page 15
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
◼ Duration above 85%: The number of hours during which occupancy exceeded the practical capacity threshold, indicating constrained availability.
4.2 OCCUPANCY PATTERNS
Table 3 and Table 4 summarize peak-hour conditions across the six study districts, including peak hour, maximum occupancy, average occupancy, and the number of hours at or above the 85% practical capacity threshold. Hourly occupancy profiles for each district are provided in Appendix C. for the four study periods summarized below.
◼ Summer weekend
On-street parking operated at or near capacity in most districts for extended periods, indicating strong weekend visitor demand concentrated at the curb. Districts 2, 3, and 4 recorded the most sustained constraints, with public on-street maximum occupancies of 98% (District 2), 98% (District 3), and 97% (District 4) and 9 hours at or above 85% in each district.
District 3 also showed the highest overall intensity, averaging 96% on-street occupancy across the day. District 5 reached 98% (average 88%) with 7 hours at or above 85%, and District 6 reached 93% (average 87%) with 7 hours at or above 85%. Private off-street facilities generally remained below capacity (peak occupancies typically 48% to 58%), with the notable exception of District 3, where private off-street peaked at 96% (average 80%) and recorded 3 hours at or above 85%. ◼ Summer weekday
On-street occupancies were generally moderate and stable, with most districts operating below practical capacity throughout the count window. The highest weekday constraint occurred in District 3, where public on-street reached a 90% maximum (average 82%) with 4 hours at or above 85%, and the district total reached a maximum of 86% (2 hours at or above 85%).
Other districts remained below 85% for public on-street parking (maximums ranging from 48% to 86%, with only District 4 reaching 86% for 1 hour). Private off-street peak occupancies were typically moderate (generally 41% to 63%), except District 3, which peaked at 82%. ◼ Fall weekend
Weekend activity remained higher than weekdays in several districts, but overall on-street occupancy levels were generally lower than summer weekend conditions. Curb constraints persisted primarily in the central districts, including District 3 (public on-street maximum 98%, average 92%, 9 hours at or above 85%), District 4 (maximum 94%, average 86%, 6 hours at or above 85%), and District 2 (maximum 90%, average 80%, 4 hours at or above 85%).
Districts 1, 5, and 6 did not reach practical capacity on-street during the fall weekend period (public on-street maximums of 35%, 75%, and 66%, respectively). Private off-street parking remained below capacity in all districts (maximums ranging from 32% to 72%) with zero hours at or above 85%. 71 January 9, 2026 Page 16
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
◼ Fall weekday
Weekday conditions remained balanced across districts, with fewer peak-period constraints than observed on weekends. Public on-street maximum occupancies ranged from 46% to 86%, with District 3 again representing the highest weekday use (maximum 86%, average 73%, with 1 hour at or above 85%).
Other districts remained below 85% for public on-street parking throughout the day. Private offstreet peak occupancies were moderate across districts (generally 45% to 63%), with District 3 peaking higher at 73%.
Across all four study periods, public on-street parking consistently operated closer to capacity than private off-street facilities, particularly during weekend conditions. Lot-level results for private off-street facilities are provided in Appendix D, which shows that while a small number of lots approach capacity during peak summer periods, most private facilities maintain available capacity across the day. 72 January 9, 2026 Page 17
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
Table 3 Weekend Parking Operation
District Type
Summer Fall
Peak
Hour
Max.
Occup. %
Average
Occup. %
Hours
above 85%
Peak
Hour
Max.
Occup. %
Average
Occup. %
Hours
above 85%
District 1 Private Off-Street 12:00 PM 54% 44% 0 1:00 PM 42% 32% 0 Public On-Street 2:00 PM 98% 75% 4 3:00 PM 35% 27% 0
District 1 Total 2:00 PM 75% 61% 0 1:00 PM 36% 29% 0
District 2 Private Off-Street 12:00 PM 49% 43% 0 12:00 PM 45% 38% 0 Public On-Street 7:00 PM 98% 94% 9 3:00 PM 90% 80% 4
District 2 Total 12:00 PM 62% 59% 0 4:00 PM 58% 51% 0
District 3 Private Off-Street 7:00 PM 96% 80% 3 2:00 PM 72% 65% 0 Public On-Street 4:00 PM 98% 96% 9 2:00 PM 98% 92% 9
District 3 Total 7:00 PM 96% 89% 8 2:00 PM 85% 79% 1
District 4 Private Off-Street 2:00 PM 51% 45% 0 1:00 PM 50% 44% 0 Public On-Street 7:00 PM 97% 92% 9 1:00 PM 94% 86% 6
District 4 Total 1:00 PM 72% 68% 0 1:00 PM 71% 64% 0
District 5 Private Off-Street 8:00 PM 48% 38% 0 7:00 PM 43% 34% 0 Public On-Street 2:00 PM 98% 88% 7 6:00 PM 75% 67% 0
District 5 Total 5:00 PM 68% 64% 0 6:00 PM 57% 51% 0
District 6 Private Off-Street 4:00 PM 58% 46% 0 2:00 PM 32% 25% 0 Public On-Street 4:00 PM 93% 87% 7 2:00 PM 66% 57% 0
District 6 Total 4:00 PM 66% 56% 0 2:00 PM 44% 36% 0
Source: Kittelson, 2025
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Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
Table 4 Weekday Parking Operation
District Type
Summer Fall
Peak
Hour
Max.
Occup. %
Average
Occup. %
Hours
above 85%
Peak
Hour
Max.
Occup. %
Average
Occup. %
Hours
above 85%
District 1 Private Off-Street 1:00 PM 56% 43% 0 12:00 PM 52% 38% 0 Public On-Street 1:00 PM 48% 37% 0 1:00 PM 46% 30% 0
District 1 Total 1:00 PM 51% 39% 0 12:00 PM 48% 34% 0
District 2 Private Off-Street 12:00 PM 54% 38% 0 12:00 PM 54% 38% 0 Public On-Street 12:00 PM 58% 54% 0 7:00 PM 59% 50% 0
District 2 Total 12:00 PM 55% 43% 0 12:00 PM 51% 42% 0
District 3 Private Off-Street 12:00 PM 82% 69% 0 2:00 PM 73% 62% 0 Public On-Street 1:00 PM 90% 82% 4 6:00 PM 86% 73% 1
District 3 Total 1:00 PM 86% 75% 2 5:00 PM 73% 67% 0
District 4 Private Off-Street 12:00 PM 63% 47% 0 1:00 PM 63% 46% 0 Public On-Street 1:00 PM 86% 71% 1 1:00 PM 68% 58% 0
District 4 Total 1:00 PM 73% 58% 0 1:00 PM 66% 52% 0
District 5 Private Off-Street 8:00 PM 41% 37% 0 5:00 PM 45% 37% 0 Public On-Street 3:00 PM 78% 72% 0 1:00 PM 68% 64% 0
District 5 Total 5:00 PM 59% 56% 0 5:00 PM 57% 51% 0
District 6 Private Off-Street 2:00 PM 51% 33% 0 1:00 PM 45% 37% 0 Public On-Street 2:00 PM 79% 67% 0 6:00 PM 57% 46% 0
District 6 Total 2:00 PM 58% 41% 0 1:00 PM 46% 40% 0
Source: Kittelson, 2025
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Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
4.3 SEASONAL AND DAY OF THE WEEK DIFFERENCES
Parking patterns varied by both season and day of the week, with Coast Highway consistently serving as the most constrained corridor. The “Weekend Max Occupancy” and “Weekday Max Occupancy” tables (Table 5 and Table 6) provide a detailed comparison between parking along Coast Highway, on adjacent crossing streets, and within private off-street lots.
During the summer weekend, on-street parking spaces along Coast Highway operated at or near full capacity in almost every district, with several locations exceeding 95% occupancy. Crossing streets also experienced high use, generally similar to Coast Highway, suggesting that both types of curb parking function as a unified supply during peak visitor periods. In contrast, private off-street parking remained well below capacity in most districts, generally between 45% and 70%, even when nearby on-street parking spaces were full.
Fall conditions demonstrated a pronounced seasonal drop along Coast Highway, where occupancies declined by 20% to 70% in several districts compared to summer conditions. Crossing streets showed smaller reductions, indicating steadier, locally driven activity. Off-street lots continued to operate below 70% occupancy.
On weekdays, parking demand was more evenly distributed and rarely reached capacity. District 3 continued to have the highest utilization, with both Coast Highway and crossing streets exceeding 85% occupancy in summer, while most other districts operated between 50% and 70%.
These results confirm that Coast Highway parking serves as the primary access point for short-term visitor trips, while crossing streets and private off-street lots provide secondary capacity. 75 January 9, 2026 Page 20
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Table 5 Weekend Maximum Observed Occupancies
District
Summer Fall
Peak Hour
Private OffStreet
Public OnStreet
(Along PCH)
Public OnStreet
(Crossing St)
Peak Hour
Private OffStreet
Public OnStreet
(Along PCH)
Public OnStreet
(Crossing St)
District 1 2:00 PM 46% 97% 100% 1:00 PM 42% 24% 54%
District 2 12:00 PM 49% 96% 80% 4:00 PM 44% 89% 86%
District 3 7:00 PM 96% 96% 97% 2:00 PM 72% 96% 100%
District 4 1:00 PM 51% 98% 92% 1:00 PM 50% 96% 90%
District 5 5:00 PM 40% 91% 94% 6:00 PM 38% 73% 77%
District 6 4:00 PM 58% 93% 2:00 PM 32% 66%
Source: Kittelson, 2025
Table 6 Weekday Maximum Observed Occupancies
District
Summer Fall
Peak Hour Private OffStreet
Public OnStreet
(Along PCH)
Peak Hour Private OffStreet
Private OffStreet
Public OnStreet
(Along PCH)
Public OnStreet
(Crossing St)
District 1 1:00 PM 56% 40% 71% 12:00 PM 52% 36% 71%
District 2 12:00 PM 54% 62% 53% 12:00 PM 54% 52% 39%
District 3 1:00 PM 81% 91% 89% 5:00 PM 68% 80% 76%
District 4 1:00 PM 60% 85% 88% 1:00 PM 63% 61% 76%
District 5 5:00 PM 37% 73% 85% 5:00 PM 45% 66% 69%
District 6 2:00 PM 51% 79% 1:00 PM 45% 49%
Source: Kittelson, 2025
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4.4 SEASONAL AND DAY OF THE WEEK VARIATION1
PATTERNS
Table 7 and Table 8 summarize percent variation in maximum occupancy across the four observed conditions (summer weekday, summer weekend, fall weekday, fall weekend). Day-of-week variation compares weekend to weekday within the same season (Table 7); seasonality variation compares summer to fall for the same day type (Table 8). Together, these comparisons illustrate how peak-period parking conditions shift by time of year and day type across public on-street (PCH and crossing streets) and private off-street facilities.
DAY-OF-WEEK VARIATION (WEEKEND VS WEEKDAY)
◼ Summer:
– Weekend-to-weekday differences in summer are concentrated on public on-street parking, especially along PCH (ranging from +4% to +58%, with the highest percentage in District 1 at +58% and District 2 at +35%). Crossing streets also increase, but typically at a lower level (up to +29%).
– Private off-street shows a weekend decrease in several districts (District 1 at –10%, District 2 at – 5%, District 4 at –9%), suggesting that peak summer weekend demand shifts toward the curb rather than uniformly increasing across all facility types. ◼ Fall
– Fall weekend-to-weekday variation remains present but becomes more mixed by district and facility type. District 1 is the notable exception, showing lower weekend peak occupancy across all facility types (private off-street –10%, PCH on-street –12%, crossing streets –18%). – In several districts, crossing-street on-street variation equals or exceeds PCH variation (for example, District 2: crossing +47% vs PCH +37%; District 3: crossing +24% vs PCH +15%), indicating localized weekend sensitivity on side streets outside the summer peak season.
SEASONALITY VARIATION (SUMMER VS FALL)
◼ Weekend:
– Seasonal differences are highest on public on-street along PCH, indicating that summer weekends generate higher peak curb demand than fall weekends in most districts. The largest increase occurs in District 1 (+73%), followed by District 6 (+27%) and District 5 (+18%). – Cross-street on-street changes are generally smaller, but remain notable in District 1 (+46%) and District 5 (+17%). Two districts show negative cross-street variation on weekends (District 2 at – 6% and District 3 at –3%), indicating higher fall weekend peak use on crossing streets in those locations.
– Private off-street variation is generally positive but modest on weekends (about +1% to +27%), indicating limited seasonal swing relative to the curb. 1 Percent variation reflects the difference in maximum occupancy between paired periods. 77 January 9, 2026 Page 22
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
◼ Weekday
– Weekday seasonal variation is generally more moderate than weekends. Along PCH, districts range from +4% to +30% (highest in District 6 at +30% and District 4 at +24%). – Private off-street weekday variation is small and mixed, with negative values in District 4 (–4%) and District 5 (–9%), indicating slightly higher fall weekday peak use in those locations.
These findings underscore that observed peak demand is not uniform across periods, and that future parking standards should consider both seasonality and day-of-week effects when relating measured maximum occupancy to practical capacity thresholds.
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Table 7 Day of Week Variation in Maximum Occupancy (Summer and Fall) District
Summer – Weekend vs Weekday Variation Fall – Weekend vs Weekday Variation Private OffStreet
Public OnStreet
(Along PCH)
Public OnStreet
(Crossing St)
Private OffStreet
Public OnStreet
(Along PCH)
Public OnStreet
(Crossing St)
District 1 -10% 58% 29% -10% -12% -18%
District 2 -5% 35% 27% -10% 37% 47%
District 3 15% 4% 8% 4% 15% 24%
District 4 -9% 12% 4% -13% 35% 14%
District 5 3% 18% 9% -8% 8% 8%
District 6 7% 13% 6% 30%
Source: Kittelson, 2025
Table 8 Seasonality Variation in Maximum Occupancy (Weekend and Weekday) District
Weekend – Summer vs Fall Variation Weekday – Summer vs Fall Variation Private OffStreet
Public OnStreet
(Along PCH)
Public OnStreet
(Crossing St)
Private OffStreet
Public OnStreet
(Along PCH)
Public OnStreet
(Crossing St)
District 1 4% 73% 46% 4% 4% 0%
District 2 5% 7% -6% 0% 10% 14%
District 3 24% 0% -3% 14% 11% 13%
District 4 1% 1% 1% -4% 24% 11%
District 5 2% 18% 17% -9% 8% 15%
District 6 27% 27% 6% 30%
Source: Kittelson, 2025
79 January 9, 2026 Page 24
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
4.5 SUMMARY OF FINDINGS
Observed parking patterns across the Coast Highway corridor are shaped by a mix of visitor-oriented demand along the highway and locally driven use within adjacent neighborhoods. Across all six districts, occupancy results highlight how parking functions collectively rather than as separate facilities, with onstreet, cross-street, and private off-street spaces responding differently to seasonal, day of the week, and hourly activity cycles. Key findings from the analysis are summarized below. ◼ Coast Highway as the most utilized parking area
On-street spaces along Coast Highway and the adjacent crossing streets reach similarly high occupancies during the summer, often operating near or at capacity during weekend afternoons.
Both serve as the main curb parking supply for visitor and customer activity within the corridor.
The key difference is seasonal variability. Coast Highway shows the largest swings in occupancy between summer and fall, reflecting its sensitivity to visitor activity and the concentration of commercial frontages along the corridor. Crossing streets, while heavily used during the summer, maintain steadier conditions through the rest of the year. ◼ Crossing streets as secondary but connected supply:
Parking on crossing streets mirrors the behavior of Coast Highway, often approaching capacity in the same districts during summer weekends. These streets act as complementary supply when Coast Highway parking spaces are full, particularly in Districts 2, 3, and 4. In other districts, the cross streets maintain moderate use consistent with smaller commercial areas and lower visitor intensity. Their more consistent occupancy through the year suggests a stronger base of local and recurring demand.
◼ Private off-street lots as stable, underused capacity:
Off-street facilities maintain steady occupancy levels, typically below 70%, regardless of season or day of the week. This consistency indicates use by regular employees or tenants rather than shortterm visitors. The data show that parking constraints within the corridor arise from how spaces are distributed and accessed, not from a lack of total supply. ◼ Seasonal concentration of demand:
Summer weekends produce the most constrained conditions, with several districts recording multiple hours above the 85% practical capacity threshold. Fall and weekday conditions are more balanced, illustrating how seasonal visitor activity drives the intensity of demand along the corridor. ◼ Sequential demand pattern along the corridor:
As visitor activity increases, parking demand first fills Coast Highway, then extends into crossing streets, while off-street facilities retain available capacity. This progression reflects how user preferences and visibility influence where drivers choose to park.
Overall supply is sufficient, yet use remains uneven across space and time. The observed demand patterns establish a clear baseline for understanding how and when parking operates near capacity and form the foundation for evaluating future management strategies. 80 January 9, 2026 Page 25
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
5 Key Observations Relevant to Parking Standards
This section builds on the results to identify the key observations most relevant to the City’s parking standards. This interpretation connects observed conditions to how current requirements perform in practice and establishes the analytical basis for subsequent phases of the study.
5.1 CONSISTENCY ACROSS COMMERCIAL DISTRICTS
Observed parking patterns across the six study districts show a high degree of similarity in how on-street and off-street resources function, but with notable differences in intensity that reflect each district’s land use mix and visitor orientation. In general, the corridor operates as a unified parking system rather than as isolated areas with distinct behaviors.
Districts 2, 3, and 4, those with the greatest concentration of visitor-serving and commercial activity, consistently record the highest occupancies and the longest durations above 85%, particularly during summer weekends. Districts 1, 5, and 6 experience shorter or less pronounced peaks, consistent with smaller commercial clusters and more localized demand. Despite these variations in scale, the timing and sequence of demand are relatively consistent across districts. Occupancy generally builds through the early afternoon, reaches its highest levels between 1:00 PM and 3:00 PM, and then declines into the late afternoon and evening as activity tapers off.
Private off-street lots in all districts exhibit similar usage patterns, remaining below practical capacity even when nearby curb spaces are full. This uniformity suggests that while overall demand levels differ, the relationship between public and private parking is consistent along the corridor.
5.2 CONCENTRATION OF PEAK DEMAND
Parking constraints along the Coast Highway corridor are not uniform but occur in locations and periods tied to visitor activity. The most constrained conditions are concentrated within Districts 2, 3, and 4, where a continuous mix of retail, dining, and recreational destinations generates sustained curb parking pressure. During summer weekends, these districts routinely reach or exceed the 85% practical capacity threshold for several consecutive hours, particularly along Coast Highway and nearby crossing streets.
In contrast, outer districts experience more moderate peaks that are shorter in duration. In particular, Districts 1 and 6 show limited periods of high occupancy associated with specific destinations, while District 5 maintains consistent availability throughout the day. These patterns indicate that corridor-wide congestion is not systemic but localized to high-intensity activity centers.
Temporal differences also shape the extent of constraint. Summer weekends produce the broadest spread of high occupancy across multiple districts, while weekday and fall conditions remain more balanced. Even under peak summer demand, off-street facilities retain available capacity, confirming that observed constraints reflect distribution and user preference rather than an absolute shortage of supply. 81 January 9, 2026 Page 26
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
5.3 ROLE OF PRIVATE OFF-STREET PARKING
Private off-street parking facilities are slightly over half of the total parking supply along the Coast Highway corridor, representing about 56% of available spaces during non-summer periods and nearly 59% when seasonal spaces in District 6 are included. This proportion underscores the significant capacity provided by privately controlled lots across the six districts. However, observed use of these facilities is consistently below the practical capacity threshold, even during the highest-demand periods.
Across all districts, private off-street occupancies typically range between 40 and 70% at peak, with most locations averaging closer to 50% throughout the day. These differences align with observed patterns showing that private lots maintain steady use across all observation periods, while curb spaces fluctuate strongly with visitor activity. This stability indicates that most private facilities serve regular employees, tenants, or on-site customers, while on-street spaces accommodate higher-turnover, short-term demand from visitors, or visitors that are visiting multiple uses.
The contrast is especially visible in Districts 2, 3, and 4, where Coast Highway and crossing streets frequently operate at or near capacity while adjacent private lots remain partially vacant. This imbalance suggests that the corridor’s peak-period conditions are more a matter of accessibility and user preference than of overall supply shortage. Visibility, convenience, and cost all favor curbside parking, while private facilities often appear less accessible to casual visitors due to signage, physical barriers, or perceived restrictions.
From a system-wide perspective, private off-street facilities act as a substantial but underused reserve of capacity. Their consistent occupancy across both seasons and days of the week also indicates a stable base of recurring, non-seasonal demand. This stability supports the interpretation that most private lots operate as site-specific resources serving predictable users, rather than as shared assets that flex with visitor peaks. As a result, the total parking system functions below its effective capacity, with excess supply located in spaces that are not easily available to the public.
5.4 IMPLICATIONS FOR STANDARDS REVIEW
The parking conditions documented in this assessment will form the technical basis for the next phase of work, which will calculate a blended parking requirement for non-residential uses. The data collected across the six districts show how parking supply and demand interact during different seasons and days of the week, providing the empirical foundation for determining how much of the existing parking supply is actively used.
Overall, the observed results indicate that total parking supply is sufficient but not evenly used. On-street spaces along Coast Highway and nearby cross streets operate near or above capacity during summer weekends, while private off-street facilities maintain available spaces throughout most observation periods.
Building on these results, the next phase of the study (Task 1.3: Calculation of Blended Parking Requirement for Non-Residential Uses) will integrate the observed occupancy data with parcel-level landuse information to calculate built and actual parking ratios for each district. Comparing these ratios will 82 January 9, 2026 Page 27
Task 1.2 Estimation of Current Parking Supply and Demand TECHNICAL MEMORANDUM Kittelson & Associates, Inc.
clarify how provided parking aligns with actual demand and will guide the development of a blended parking rate that represents typical non-residential demand outside the Downtown Specific Plan area.
Establishing this quantitative link between observed performance and built supply will ensure that future standards are grounded in actual parking behavior rather than theoretical estimates. 83 January 9, 2026 Page 28
Task 1.2 Estimation of Current Parking Supply and Demand Paid-Parking Management Areas Kittelson & Associates, Inc.
Paid-Parking Management Areas
Appendix A
84 January 9, 2026 Page 29
Task 1.2 Estimation of Current Parking Supply and Demand Paid-Parking Management Areas Kittelson & Associates, Inc.
Source: California Coastal Commission, CDP No. A-5-LGB-20-0001 – Exhibits 85 January 9, 2026 Page 30
Task 1.2 Estimation of Current Parking Supply and Demand Paid-Parking Management Areas Kittelson & Associates, Inc.
Source: California Coastal Commission, CDP No. A-5-LGB-20-0001 – Exhibits 86 January 9, 2026 Page 31
Task 1.2 Estimation of Current Parking Supply and Demand Paid-Parking Management Areas Kittelson & Associates, Inc.
Source: California Coastal Commission, CDP No. A-5-LGB-20-0001 – Exhibits 87 January 9, 2026 Page 32
Task 1.2 Estimation of Current Parking Supply and Demand On-Street and Off-Street Parking Supply by Study District Kittelson & Associates, Inc.
On-Street and Off-Street Parking
Supply by Study District
Appendix B
88 January 9, 2026 Page 33
Task 1.2 Estimation of Current Parking Supply and Demand On-Street and Off-Street Parking Supply by Study District Kittelson & Associates, Inc.
Source: Kittelson, 2025
89 January 9, 2026 Page 34
Task 1.2 Estimation of Current Parking Supply and Demand On-Street and Off-Street Parking Supply by Study District Kittelson & Associates, Inc.
Source: Kittelson, 2025
90 January 9, 2026 Page 35
Task 1.2 Estimation of Current Parking Supply and Demand On-Street and Off-Street Parking Supply by Study District Kittelson & Associates, Inc.
Source: Kittelson, 2025
91 January 9, 2026 Page 36
Task 1.2 Estimation of Current Parking Supply and Demand On-Street and Off-Street Parking Supply by Study District Kittelson & Associates, Inc.
Source: Kittelson, 2025
92 January 9, 2026 Page 37
Task 1.2 Estimation of Current Parking Supply and Demand On-Street and Off-Street Parking Supply by Study District Kittelson & Associates, Inc.
Source: Kittelson, 2025
93 January 9, 2026 Page 38
Task 1.2 Estimation of Current Parking Supply and Demand On-Street and Off-Street Parking Supply by Study District Kittelson & Associates, Inc.
Source: Kittelson, 2025
94 January 9, 2026 Page 39
Task 1.2 Estimation of Current Parking Supply and Demand On-Street and Off-Street Parking Supply by Study District Kittelson & Associates, Inc.
Private Off-Street Parking Lot in Parking Districts
District ID Business Name
1 1.1 Mandaring King - First floor of the building with entrance on Chiquita street
1 1.2 Catch Surf
1 1.3 Commercial Area (Boat Canyon Barbershop)
1 1.4 Coast Pet Supplies
1 1.5 Husky Boy Burgers
1 1.6 Commercial Area (Blk Dot Coffee, UPS)
1 1.7 Stop-N-Go
2 2.1 Boat Canyon Shopping Center (Pavilions)
2 2.2 Commercial Area (WillBo, Cox, …)
3 3.1 CA Surf N Paddle & The Taco Stand
3 3.2 Ralphs
4 4.1 Adolfo's Mexican Food
4 4.2 Active Culture
4 4.3 The Art of Fitness
4 4.4 Twig
4 4.5 Village Faire Shoppes
4 4.6 Jack In the Box
4 4.7 Commercial Area (Vogue Salon, Old Pottery place, …) 4 4.8 Jersey’s Mike
4 4.9 Commercial Area (Bear Coast Coffee)
4 4.10 Commercial Area (The Colonnade)
4 4.11 The Hobbit Center
4 4.12 SPF Addict
5 5.1 Commercial Area (Thai Body Works)
5 5.2 Saigon Beach
5 5.3 Commercial Area (Mozambique)
5 5.4 Commercial Area (DaRocha Fitness Gym)
5 5.5 Browne's Florist & Flower Delivery
5 5.6 Commercial Area (Wine Gallery, Serandi Saon, Spa Josephine…) 95 January 9, 2026 Page 40
Task 1.2 Estimation of Current Parking Supply and Demand On-Street and Off-Street Parking Supply by Study District Kittelson & Associates, Inc.
District ID Business Name
6 6.1 Neapolitan Pizzeria + Birreria
6 6.2 Ron Pickett Coldwell Banker REALTOR
6 6.3 Coyote Grill
6 6.4 Commercial area (Papa's Tacos)
6 6.5 Commercial Area (Aroma Head Spa & Massage)
6 6.6 The English Garden
6 6.7 Lower lot entrance to the hospital
6 6.8 7th Avenue Along Driveway to Parking Structure
Source: Kittelson, 2025
96 January 9, 2026 Page 41
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Hourly Parking Occupancy by District,
Season, and Day of the Week
Appendix C
97 January 9, 2026 Page 42
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 1
Season:
Summer
Day:
Saturday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 78 74% 94% 97% 92% 87% 69% 51% 47% 24%
Crossing St. 28 100% 100% 100% 93% 100% 82% 75% 71% 36% Total On-Street 106 81% 95% 98% 92% 91% 73% 58% 54% 27% Off-Street 81 54% 41% 46% 42% 49% 51% 48% 38% 28%
Total Parking 187 70% 72% 75% 71% 73% 63% 53% 47% 28%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 98 January 9, 2026 Page 43
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 1
Season:
Summer
Day:
Wednesday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 78 40% 40% 41% 36% 33% 29% 23% 15% 6%
Crossing St. 28 57% 71% 68% 64% 54% 50% 43% 50% 32%
Total On-Street 106 44% 48% 48% 43% 39% 35% 28% 25% 13% Off-Street 81 41% 56% 49% 51% 47% 43% 43% 32% 25%
Total Parking 187 43% 51% 49% 47% 42% 39% 35% 28% 18%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 99 January 9, 2026 Page 44
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 1
Season:
Fall
Day:
Saturday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 78 27% 24% 28% 32% 27% 17% 15% 10% 8%
Crossing St. 28 36% 54% 50% 43% 50% 43% 46% 39% 36%
Total On-Street 106 29% 32% 34% 35% 33% 24% 24% 18% 15% Off-Street 81 36% 42% 35% 32% 27% 36% 27% 25% 20%
Total Parking 187 32% 36% 34% 34% 30% 29% 25% 21% 17%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 100
January 9, 2026 Page 45
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 1
Season:
Fall
Day:
Wednesday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 78 36% 36% 31% 26% 22% 23% 21% 10% 9%
Crossing St. 28 71% 75% 57% 57% 43% 39% 46% 21% 18%
Total On-Street 106 45% 46% 38% 34% 27% 27% 27% 13% 11% Off-Street 81 52% 38% 44% 48% 40% 37% 36% 23% 20%
Total Parking 187 48% 43% 41% 40% 33% 32% 31% 18% 15%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 101
January 9, 2026 Page 46
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 2
Season:
Summer
Day:
Saturday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 81 96% 96% 96% 96% 95% 95% 100% 100% 100%
Crossing St. 51 80% 88% 90% 88% 90% 88% 90% 94% 86%
Total On-Street 132 90% 93% 94% 93% 93% 92% 96% 98% 95% Off-Street 280 49% 44% 45% 44% 44% 39% 43% 37% 35%
Total Parking 412 62% 60% 61% 59% 59% 56% 60% 57% 54%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 102
January 9, 2026 Page 47
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 2
Season:
Summer
Day:
Wednesday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 81 62% 58% 58% 53% 42% 44% 51% 48% 54%
Crossing St. 51 53% 49% 59% 59% 57% 53% 53% 67% 57%
Total On-Street 132 58% 55% 58% 55% 48% 48% 52% 55% 55% Off-Street 280 54% 50% 39% 41% 35% 37% 32% 24% 25%
Total Parking 412 55% 51% 45% 46% 39% 40% 38% 34% 35%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 103
January 9, 2026 Page 48
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 2
Season:
Fall
Day:
Saturday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 81 67% 81% 93% 95% 89% 90% 90% 74% 46%
Crossing St. 51 69% 80% 78% 82% 86% 73% 80% 75% 67%
Total On-Street 132 67% 81% 87% 90% 88% 83% 86% 74% 54% Off-Street 280 45% 40% 40% 38% 44% 41% 35% 31% 21%
Total Parking 412 52% 53% 55% 54% 58% 55% 51% 45% 31%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 104
January 9, 2026 Page 49
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 2
Season:
Fall
Day:
Wednesday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 81 52% 49% 57% 44% 32% 47% 49% 53% 38%
Crossing St. 51 39% 55% 45% 57% 57% 61% 63% 69% 47%
Total On-Street 132 47% 52% 52% 49% 42% 52% 55% 59% 42% Off-Street 280 54% 48% 40% 36% 37% 36% 41% 28% 21%
Total Parking 412 51% 49% 44% 40% 39% 42% 45% 38% 28%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 105
January 9, 2026 Page 50
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 3
Season:
Summer
Day:
Saturday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 46 98% 93% 96% 98% 98% 100% 98% 96% 96%
Crossing St. 38 89% 97% 97% 95% 97% 95% 97% 97% 95%
Total On-Street 84 94% 95% 96% 96% 98% 98% 98% 96% 95%
Off-Street 74 74% 86% 92% 76% 70% 70% 78% 96% 70%
Total Parking 158 85% 91% 94% 87% 85% 85% 89% 96% 84%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 106
January 9, 2026 Page 51
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 3
Season:
Summer
Day:
Wednesday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 46 91% 91% 87% 74% 70% 65% 67% 80% 89%
Crossing St. 38 82% 89% 89% 82% 79% 71% 84% 87% 84%
Total On-Street 84 87% 90% 88% 77% 74% 68% 75% 83% 87%
Off-Street 74 82% 81% 74% 59% 61% 62% 65% 64% 61%
Total Parking 158 85% 86% 82% 69% 68% 65% 70% 74% 75%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 107
January 9, 2026 Page 52
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 3
Season:
Fall
Day:
Saturday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 46 89% 96% 96% 91% 91% 91% 91% 96% 91%
Crossing St. 38 79% 92% 100% 100% 95% 87% 89% 82% 89%
Total On-Street 84 85% 94% 98% 95% 93% 89% 90% 89% 90%
Off-Street 74 64% 70% 72% 65% 70% 66% 58% 58% 51%
Total Parking 158 75% 83% 85% 81% 82% 78% 75% 75% 72%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 108
January 9, 2026 Page 53
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 3
Season:
Fall
Day:
Wednesday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 46 63% 74% 78% 72% 67% 80% 93% 80% 59%
Crossing St. 38 74% 66% 58% 63% 63% 76% 76% 66% 74%
Total On-Street 84 68% 70% 69% 68% 65% 79% 86% 74% 65%
Off-Street 74 72% 59% 73% 70% 66% 68% 53% 41% 47%
Total Parking 158 70% 65% 71% 69% 66% 73% 70% 58% 57%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 109
January 9, 2026 Page 54
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 4
Season:
Summer
Day:
Saturday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 82 89% 98% 91% 96% 94% 89% 98% 98% 87%
Crossing St. 72 90% 92% 92% 94% 93% 85% 90% 96% 85%
Total On-Street 154 90% 95% 92% 95% 94% 87% 94% 97% 86% Off-Street 167 35% 51% 51% 47% 46% 46% 45% 43% 37%
Total Parking 321 61% 72% 71% 70% 69% 66% 69% 69% 60%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 110
January 9, 2026 Page 55
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 4
Season:
Summer
Day:
Wednesday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 82 74% 85% 76% 71% 60% 65% 50% 57% 55%
Crossing St. 72 82% 88% 65% 82% 75% 75% 74% 68% 78%
Total On-Street 154 78% 86% 71% 76% 67% 69% 61% 62% 66% Off-Street 167 63% 60% 60% 52% 44% 37% 39% 38% 28%
Total Parking 321 70% 73% 65% 64% 55% 52% 50% 50% 46%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 111
January 9, 2026 Page 56
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 4
Season:
Fall
Day:
Saturday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 82 95% 96% 89% 90% 84% 83% 89% 80% 73%
Crossing St. 72 90% 90% 92% 92% 88% 83% 85% 74% 64%
Total On-Street 154 93% 94% 90% 91% 86% 83% 87% 77% 69% Off-Street 167 48% 50% 48% 44% 36% 45% 47% 40% 33%
Total Parking 321 69% 71% 68% 66% 60% 63% 66% 58% 50%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 112
January 9, 2026 Page 57
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 4
Season:
Fall
Day:
Wednesday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 82 62% 61% 52% 35% 37% 46% 52% 63% 41%
Crossing St. 72 69% 76% 71% 63% 67% 60% 64% 71% 61%
Total On-Street 154 66% 68% 61% 48% 51% 53% 58% 67% 51% Off-Street 167 58% 63% 57% 47% 49% 44% 39% 30% 25%
Total Parking 321 62% 66% 59% 47% 50% 48% 48% 48% 37%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 113
January 9, 2026 Page 58
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 5
Season:
Summer
Day:
Saturday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 79 65% 90% 100% 97% 96% 91% 90% 87% 66%
Crossing St. 65 86% 94% 95% 95% 88% 94% 91% 91% 71%
Total On-Street 144 74% 92% 98% 97% 92% 92% 90% 89% 68% Off-Street 128 26% 31% 31% 33% 37% 40% 42% 44% 48%
Total Parking 272 51% 63% 67% 67% 66% 68% 68% 68% 59%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 114
January 9, 2026 Page 59
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 5
Season:
Summer
Day:
Wednesday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 79 59% 72% 76% 78% 70% 73% 70% 75% 59%
Crossing St. 65 69% 71% 77% 78% 74% 85% 71% 75% 58%
Total On-Street 144 64% 72% 76% 78% 72% 78% 70% 75% 59% Off-Street 128 30% 36% 36% 34% 36% 37% 40% 40% 41%
Total Parking 272 48% 55% 57% 58% 55% 59% 56% 58% 51%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 115
January 9, 2026 Page 60
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 5
Season:
Fall
Day:
Saturday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 79 57% 57% 65% 61% 63% 65% 73% 66% 61%
Crossing St. 65 74% 75% 75% 68% 77% 77% 77% 66% 62%
Total On-Street 144 65% 65% 69% 64% 69% 70% 75% 66% 61% Off-Street 128 28% 27% 29% 28% 31% 34% 38% 43% 38%
Total Parking 272 47% 47% 50% 47% 51% 53% 57% 55% 50%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 116
January 9, 2026 Page 61
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 5
Season:
Fall
Day:
Wednesday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 79 44% 57% 56% 63% 61% 66% 52% 58% 61%
Crossing St. 65 71% 82% 78% 66% 72% 69% 77% 68% 57%
Total On-Street 144 56% 68% 66% 65% 66% 67% 63% 63% 59% Off-Street 128 35% 27% 31% 32% 39% 45% 45% 40% 35%
Total Parking 272 46% 49% 50% 49% 53% 57% 54% 52% 48%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Crossing St. Off-Street Total Parking 85% (Practical capacity) 117
January 9, 2026 Page 62
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 6
Season:
Summer
Day:
Saturday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 82 87% 87% 89% 90% 93% 87% 85% 79% 76%
Total On-Street 82 87% 87% 89% 90% 93% 87% 85% 79% 76%
Off-Street 267 37% 44% 53% 53% 58% 56% 45% 40% 29%
Total Parking 349 49% 54% 62% 62% 66% 63% 55% 49% 40%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Off-Street Total Parking 85% (Practical capacity) 118
January 9, 2026 Page 63
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 6
Season:
Summer
Day:
Wednesday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 82 70% 74% 79% 63% 67% 66% 62% 65% 57%
Total On-Street 82 70% 74% 79% 63% 67% 66% 62% 65% 57%
Off-Street 267 39% 41% 51% 44% 36% 27% 21% 19% 16%
Total Parking 349 46% 49% 58% 49% 43% 36% 30% 30% 26%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Off-Street Total Parking 85% (Practical capacity) 119
January 9, 2026 Page 64
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 6
Season:
Fall
Day:
Saturday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 82 56% 55% 66% 59% 54% 54% 61% 62% 48%
Total On-Street 82 56% 55% 66% 59% 54% 54% 61% 62% 48%
Off-Street 157 27% 22% 32% 25% 24% 24% 27% 25% 20%
Total Parking 239 37% 33% 44% 37% 34% 34% 39% 38% 29%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Off-Street Total Parking 85% (Practical capacity) 120
January 9, 2026 Page 65
Task 1.2 Estimation of Current Parking Supply and Demand Hourly Parking Occupancy by District, Season, and Day of the Week Kittelson & Associates, Inc.
Source: Kittelson, 2025
District 6
Season:
Fall
Day:
Wednesday
Inventory 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM Along PCH 82 51% 49% 48% 34% 37% 41% 57% 51% 48%
Total On-Street 82 51% 49% 48% 34% 37% 41% 57% 51% 48%
Off-Street 157 43% 45% 39% 41% 42% 34% 28% 29% 26%
Total Parking 239 46% 46% 42% 39% 40% 37% 38% 36% 33%
On-Street Parking
Off-Street Parking
0%
20%
40%
60%
80%
100%
120%
Occupancy
Along PCH Off-Street Total Parking 85% (Practical capacity) 121
January 9, 2026 Page 66
Task 1.2 Estimation of Current Parking Supply and Demand Seasonal Occupancy by Private Off-Street Lot Kittelson & Associates, Inc.
Seasonal Occupancy by Private OffStreet Lot
Appendix D
122
January 9, 2026 Page 67
Task 1.2 Estimation of Current Parking Supply and Demand Seasonal Occupancy by Private Off-Street Lot Kittelson & Associates, Inc.
Private Off-Street Parking Lot Occupancy Summary
Private
Off-Street
Parking
Lot
Summer Fall
Weekend Weekday Weekend Weekday
Max
Occup. %
Avg.
Occup. %
Max
Occup. %
Avg.
Occup. %
Max
Occup. %
Avg.
Occup. %
Max
Occup. %
Avg.
Occup. %
Lot 1.1 91% 75% 91% 63% 73% 56% 73% 58%
Lot 1.2 40% 14% 20% 9% 20% 10% 30% 14%
Lot 1.3 20% 13% 90% 59% 10% 4% 90% 50%
Lot 1.4 46% 25% 38% 14% 31% 12% 23% 9%
Lot 1.5 94% 59% 69% 47% 69% 31% 56% 30%
Lot 1.6 100% 71% 86% 62% 93% 62% 86% 67%
Lot 1.7 71% 32% 100% 44% 57% 33% 86% 32%
Lot 2.1 51% 37% 56% 38% 49% 36% 55% 39%
Lot 2.2 100% 81% 44% 31% 75% 45% 44% 32%
Lot 3.1 100% 87% 100% 80% 95% 79% 79% 64%
Lot 3.2 95% 77% 85% 63% 76% 59% 75% 60%
Lot 4.1 91% 63% 100% 35% 82% 47% 82% 38%
Lot 4.10 57% 37% 57% 37% 86% 60% 71% 44%
123
January 9, 2026 Page 68
Task 1.2 Estimation of Current Parking Supply and Demand Seasonal Occupancy by Private Off-Street Lot Kittelson & Associates, Inc.
Private
Off-Street
Parking
Lot
Summer Fall
Weekend Weekday Weekend Weekday
Max
Occup. %
Avg.
Occup. %
Max
Occup. %
Avg.
Occup. %
Max
Occup. %
Avg.
Occup. %
Max
Occup. %
Avg.
Occup. %
Lot 4.11 55% 37% 82% 46% 73% 28% 91% 59%
Lot 4.12 22% 14% 78% 32% 67% 53% 44% 27%
Lot 4.2 100% 67% 80% 36% 80% 40% 100% 29%
Lot 4.3 63% 34% 94% 49% 88% 31% 81% 47%
Lot 4.4 43% 22% 43% 37% 14% 13% 43% 17%
Lot 4.5 100% 68% 93% 75% 100% 84% 86% 63%
Lot 4.6 74% 50% 68% 40% 53% 45% 63% 39%
Lot 4.7 42% 30% 89% 52% 42% 28% 61% 46%
Lot 4.8 93% 80% 79% 61% 86% 60% 79% 61%
Lot 4.9 89% 54% 78% 28% 78% 38% 78% 54%
Lot 5.1 37% 28% 47% 38% 42% 32% 53% 42%
Lot 5.2 76% 51% 48% 29% 45% 38% 48% 37%
Lot 5.3 82% 43% 68% 37% 87% 46% 63% 40%
Lot 5.4 38% 29% 57% 44% 33% 22% 52% 35%
124
January 9, 2026 Page 69
Task 1.2 Estimation of Current Parking Supply and Demand Seasonal Occupancy by Private Off-Street Lot Kittelson & Associates, Inc.
Private
Off-Street
Parking
Lot
Summer Fall
Weekend Weekday Weekend Weekday
Max
Occup. %
Avg.
Occup. %
Max
Occup. %
Avg.
Occup. %
Max
Occup. %
Avg.
Occup. %
Max
Occup. %
Avg.
Occup. %
Lot 5.5 47% 28% 80% 40% 27% 17% 40% 30%
Lot 5.6 17% 9% 67% 35% 33% 9% 33% 17%
Lot 6.1 61% 37% 50% 30% 67% 35% 50% 29%
Lot 6.2 50% 39% 50% 37% 34% 32% 44% 33%
Lot 6.3 73% 53% 35% 23% 38% 26% 50% 30%
Lot 6.4 67% 46% 33% 23% 44% 33% 56% 33%
Lot 6.5 70% 56% 30% 13% 40% 14% 40% 10%
Lot 6.6 50% 31% 50% 37% 67% 37% 50% 39%
Lot 6.7 73% 47% 79% 43% 13% 10% 55% 33%
Lot 6.8 65% 49% 46% 28%
Source: Kittelson, 2025
125