633 West Fifth Street
Suite 5880
Los Angeles, CA 90071
213.557.7222
www.rpnllp.com
Elisa Paster
213.557.7224
[email protected]
VIA EMAIL
February 11, 2026
City of Redondo Beach
Attn: City Clerk, [email protected]
415 Diamond Street
Redondo Beach, CA 90277
Re: Supplemental Letter: Appeal to City Council of December 18, 2025 Planning Commission Action on Case No. 2025-0074, Relating to 401-417 South Pacific Coast Highway (APNs 7508012013, 7508012012, 7508012011, 7508012010, 7508012009) Dear City Clerk:
We represent Wal2Wal Inc. and Redondo Seaside Living (together, “the Applicant”) in connection with the above referenced project. This letter supplements our appeal dated December 22, 2025 (“Appeal”). As discussed therein, Resolution No. 2025-12-PCR-13 (the “Resolution”) was a blatant violation of state housing laws that will subject the City to significant liability, should it not be overturned on appeal. For all of the reasons set forth herein, we respectfully request that the City grant the Appeal.
The City Relies on the Project for its Draft Revised Housing Element As a preliminary matter, we note that the Project is now included in the City’s proposed redlines to its Housing Element. Specifically, it is included in the section entitled, “Recent Housing Projects in Redondo Beach That Address Housing Shortage.” This section includes a list of projects that demonstrate how the City is going to meet its RHNA numbers pursuant to Govt. Code § 65583.2. The redlines are proposed in response to the Court’s ruling of the New Commune case in which the Court held that the City’s overlay zoning district was not sufficient to satisfy the City’s RHNA allocation. In other words, the City is now proposing to use the units in Project to satisfy its RHNA in lieu of the units that were in the overlay zone areas. It would be antithetical to deny the Project if the City is relying on it to satisfy state housing law and the Court’s ruling. We sincerely hope that the inclusion of the Project in the redline is demonstrative of the City’s intentions to comply with state housing laws, including granting the appeal to allow the Project to move forward.
City of Redondo Beach
February 11, 2026
Project Modifications
The Applicant is proposing an updated Project design to address some of the issues raised by the Planning Commission.1 These modifications set forth in Exhibit A include:
- Expansion of the two level parking garage to increase the number of parking spaces from 105 to 129 total parking spaces, consisting of 61 parking spaces for residential uses and 68 parking spaces for commercial uses. This number of spaces aligns with the amount of required parking for the Project, such that the Applicant is no longer requesting a incentive/concession to reduce the amount of commercial parking spaces from 68 to 44 nor to allow overlap parking in a manner that deviates from the Redondo Beach Municipal Code (RBMC). The Applicant is able to achieve the required parking through use of tandem and compact parking spaces and reduction of the private storage areas, which are included in the waiver request.
- Modification of the driveway slope to accommodate a grade of 5% for the first 20 feet from the edge of the property line to increase visibility for pedestrians and drivers. - Addition of secure bike parking on the ground level for bicycles, including cargo bikes. - Increased the valet queuing space to accommodate at least 14 cars. - Addition of bike racks on Pear Street and Pacific Coast Highway. - Addition of “KEEP CLEAR” pavement markings at the Project access driveway.
As a result of these changes, the modified list of incentives/concessions and waivers is as follows (underlined language is new, strikethrough is deleted language):
Incentives/ Concessions
1. Increase FAR for mixed-use projects (commercial and residential) from 1.5 to 2.58 (RBMC § 10-5.915(a)(2));
2. Decrease in required commercial parking from 68 to 44 (RBMC § 10-5.1706(a)(1))
3. Incentive to RBMc 10-5.1706(d)(2) to allow for a shared parking program that differs from the requirements of the city’s overlap (shared) parking requirements.
Waivers
1. Increase in number of stories from 3 to 4 (RBMC § 10-5.915(e)(2)). 1 Although a modified design is proposed, we do not concede that the Planning Commission’s denial was in any way compliant with the law for all of the reasons set forth in the Appeal.
City of Redondo Beach
February 11, 2026
2. Allow stairwell and elevator penthouse projections up to 15' - 7" above the permitted 45' height limit (RBMC § 10-5.1522(b)).
3. Reduce street side yard setback (Pearl Street) for a corner/reverse corner lot from 10'-0" to 6'-0". (RBMC § 10-5.915(f)(2)(a)).
4. Reduce setback along property lines abutting residential uses (starting at 2nd floor and above) from 7'-0" x floor number to same setbacks as ground floor for all floors (Govt Code § 65912.123(d)(3)(A)(ii)).
5. Reduce setback along property lines abutting non-residential uses from 15'-0" to 10'-0" (Govt Code § 65912.123(d)(3)(B)).
6. Waiver to RBMC § 10-5.1514(b) to reduce the required private storage space to 49, 400 cubic foot lockers to 49, 300 cubic foot lockers (a total of 14,700 cubic feet.)
7. Waiver to allow (12) tandem parking spaces for commercial and residential use.
8. Waiver to allow (6) compact parking spaces for residential use.
9. Wavier to allow use of valet parking at the discretion of Applicant.
Justification for Incentive
The Project Site’s existing FAR limitation of 1.5:1 would permit a total floor area of 49,941 sf across the Project Site. The Project proposes a total of approximately 85,422 sf of building area, equal to a FAR of2.58:1. Accordingly, the applicant is requesting an incentive for an increase in floor area to a maximum of 85,422 sf (2.58:1 FAR) in lieu of 49,941 square feet. This increase permits the Project to expand the building envelope and provide additional building floor area, reducing the proportion of the cost of the affordable units and further enabling the provision of residential units. Increasing the FAR reduces the overall land, which is a fixed cost. By spreading out that cost over additional units (here, an increase of 22 units), the applicant is able to spread out that cost to accommodate the affordable units.
Accordingly, the requested FAR increase provides an actual and identifiable cost reduction both per square foot and per unit, and because these cost reductions result from allocating shared, fixed costs across more units, these cost savings apply across the full unit mix, including the affordable units and supporting their inclusion in the project.
There is no substantial evidence in the record that the proposed incentives will have a specific adverse impact upon public health and safety or the physical environment, or any real property that is listed in the California Register of Historical Resources. A "specific adverse impact" is defined as "a significant, quantifiable, direct and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete." As discussed fully in the Appeal, the Planning Commission did not identify any specific adverse impact, nor any objective, identifiable written health of safety standard, policy or condition to justify its denial. Neither the existing structure nor any immediately adjacent structures are listed on the City, state, or federal register as a historic resource. There is no substantial evidence that City of Redondo Beach
February 11, 2026
the proposed Project, and thus the requested incentive, will have a specific adverse impact on the physical environment, on public health and safety or the physical environment, or on any Historical Resource.
Justification for Waivers
Attached as Exhibit A are diagrams that show that the Project would be physically precluded if the waiver is not granted. These diagrams supplement the information previously submitted to the City, incorporated here. In summary:
- Waiver 1 (increase in stories): RBMC § 10-5.915(e)(2) limits the number of stories to three stories. The Project proposes 4 stories within the overall main building height limit of 45 feet. As Exhibit B demonstrates, imposing a three-story limit would preclude construction of 16 units and 20,650 sf. Accordingly, the requested waiver is necessary because without the increase in the number of stories, the Project would be physically precluded from being constructed as proposed.
- Waiver 2 (stair and elevator projection): RBMC § 10-5.1522(b) restricts the height limit to 45 feet. The Project proposes stairwell and elevator penthouse projections up to 15 feet and 7 inches above the height limit. As demonstrated by Exhibit B, limiting projections above the height limit would preclude elevator and stairwell access to the roof. The Fire Department requires the occupiable roof level to be accessible by stair and the accessibility laws. The waiver is required due to the inability to lower the minimum overrun height for the elevator shaft and stair tower. Lowering the height would result in physically precluding access to the rooftop. Accordingly, the requested waiver is necessary because without the increase in height the Project would be physically precluded from being constructed as proposed. - Waivers 3, 4 and 5 (setbacks): The Project seeks a wavier from RBMC § 10-5.915(F)(2)(A) to reduce the side yard setback – street side (Pearl Street) from 10 feet to 6 feet. As shown in Exhibit B, if this setback reduction was not granted, the Project could not be built as proposed because of the loss of bedrooms in three of the units. This would preclude development of the Project as proposed. Similarly, the Project seeks a waiver to deviate from the setbacks along the rear and side yards from 7'-0" x floor number to same setbacks as ground floor for all floors (Govt Code § 65912.123(d)(3)(A)(ii)).As shown in Exhibit B, if this setback reduction was not granted, it would preclude the development of 13 units and adjacent private open space, which would reduce the density. This would preclude development of the Project as proposed. Finally, the Project seeks to reduce the setback along property lines abutting non-residential uses from 15'-0" to 10'-0" (Govt Code § 65912.123(d)(3)(A)(ii)). As shown in Exhibit B, if this setback reduction was not granted, it would preclude the development of 480 sf of common open space, building circulation and 103 sf of private open space. This would preclude development of the Project as proposed.
Accordingly, the requested waiver is necessary because without modified setback the Project would be physically precluded from being constructed as proposed.
City of Redondo Beach
February 11, 2026
- Wavier 6 (storage): The Project seeks to reduce the required private storage space required by RBMC § 10-5.1514(b) from 49, 400 cubic foot lockers to 49, 300 cubic foot lockers (a total of 12,838 cubic feet.) As demonstrated by Exhibit B, imposing the storage requirement would result in the loss of eight parking spaces. Accordingly, the requested waiver is necessary because without the reduction in storage space the Project would be physically precluded from being constructed as proposed.
- Waiver 7 (tandem parking): The Project seeks to use 10 tandem parking spaces for commercial and residential uses. As demonstrated in Exhibit B, prohibiting tandem parking would reduce the number of parking spaces proposed by the Project by 10 parking spaces, which would preclude development of the Project as proposed. Accordingly, the requested waiver is necessary because without the tandem parking the Project would be physically precluded from being constructed as proposed.
- Waiver 8 (compact parking: The Project seeks to allow 13compact parking spaces for residential use. As demonstrated in Exhibit B, prohibiting parking spaces would reduce the number of parking spaces proposed by the Project by 13spaces, which would preclude development of the Project as proposed. Accordingly, the requested waiver is necessary because without the tandem parking the Project would be physically precluded from being constructed as proposed.
- Waiver 9 (valet parking): The Project seeks to allow valet parking, as needed, to accommodate the tandem parking spaces. For the residential uses, tandem parking spaces will be assigned to a single unit, such that valet parking is not permitted. For the commercial uses, the Applicant, proposes to offer valet parking as needed. The Project proposes 14 valet queuing spaces for valet. Without the option for valet, the Project could be precluded for using tandem spaces for commercial uses. Accordingly, use of the valet is needed for development of the Project as proposed.
Rebuttal of Resolution
The Appeal discusses in detail the reasons that the Planning Commission’s decision was in error, including because it did identify any specific adverse impact, nor any objective, identifiable written health of safety standard, policy or condition to justify its denial. That, alone, is enough to grant the Appeal. Even so (and though the burden of proof is on the City, attached as Exhibit C hereto is a Focused Local Transportation Assessment (“EPD Report”) prepared by expert EPD Solutions which rebuts the baseless allegations in the Resolution. The EPD report includes the following analysis:
- Calculation of the Project’s trip generation.
- Determination of whether a detailed level of service (LOS) analysis is required. - Focused safety and circulation assessment of the Project driveway and the nearby signalized intersection of Pacific Coast Highway and Pearl Street.
City of Redondo Beach
February 11, 2026
o Evaluation of 95th-percentile queuing at the intersection of Pacific Coast Highway and Pearl Street.
o Safety assessment based on crash data obtained from the University of California, Berkeley Transportation Injury Mapping System (TIMS).
- Shared parking analysis based on the Institute of Transportation Engineers (ITE) Parking Generation Manual, 6th Edition.
The EPD Study provides substantial evidence that there would be no specific adverse impact related to traffic, pedestrian safety, circulation, or access issues. Relying on adopted standards, including the City’s own Transportation Impact Study Guidelines for Land Use Plans and Projects (May 2021), the EPD Study concludes:
- The Project’s estimated weekday peak hour trip generation (approximately 17 weekday AM peak-hour trips and 20 weekday PM peak-hour trips) does not meet the City’s threshold requiring preparation of a full Local Transportation Assessment.
Accordingly, a detailed level of service analysis is not required. This means that the number of trips generated is so low that it would not have any specific adverse impacts.
- The Project access is expected to operate acceptably with respect to circulation, queuing, and safety. The queuing analysis indicates that forecasted queue lengths at the intersection of Pacific Coast Highway and Pearl Street correspond to fewer than four vehicles under both Existing Conditions and Existing Plus Project Conditions, with Project-generated traffic resulting in increases of less than one vehicle. In addition, the implementation of “KEEP CLEAR” pavement markings at the Project access driveway would maintain unobstructed ingress and egress for vehicles entering and exiting the site and avoid any potential queue spillback impacts. - The safety assessment did not identify any notable or recurring collision patterns attributable to the proposed Project access, and the Project’s pedestrian circulation design is not expected to create pedestrian safety concerns. - The Project would reduce the number of driveways on the site from four to one.
Currently, there are four driveways on Pacific Coast Highway, which have the potential to create pedestrian/vehicular conflicts. The Project will eliminate all of the driveways on Pacific Coast Highway, thereby eliminating that potential conflict.
The Project will add a singular point of access of Pearl Street, which will have a 5% grade for at least 20 feet from Pearl Street, thereby eliminating any potential pedestrian and vehicular conflicts.
- The Project would not result in impacts to emergency vehicle operations along Pacific Coast Highway or Pearl Street, because Project is forecast to generate a relatively small number of vehicle trips (approximately 17 weekday AM peak hour trips and 20 weekday PM peak hour trips) and would result in minimal changes to City of Redondo Beach
February 11, 2026
intersection queuing conditions. As such, Project-related traffic is not expected to impede emergency vehicle operations along Pacific Coast Highway or Pearl Street. In emergency situations, motorists are required to yield the right-of-way to responding emergency vehicles.
The EPD Study, therefore, directly rebuts the Planning Commission’s unsubstantiated findings regarding a hypothetical specific adverse impacts.
Further, although the Project has been modified (as discussed above) to accommodate 129 parking spaces, even if that were not the case, the EPD Report demonstrates that an on-site parking supply of 105 spaces would have been sufficient to accommodate parking demand under both weekday and weekend conditions based on Institute of Transportation Engineers (ITE) Parking Generation data.
As a result, the Project would not generate spillover parking on adjacent public streets or affect coastal access with respect to parking. The 129 parking spaces now proposed also would not create spillover parking impacts, in direct contravention of the Planning Commission’s unsubstantiated findings.
The Applicant has worked hard to modify the Project to address potential concerns raised by the Planning Commission, even though it is not required to do so by law. This demonstrates the Applicant’s good faith and its commitment to being a good community member. For all of the reasons set forth herein, we respectfully request that the City Council grant the Appeal.
Sincerely,
Elisa Paster
Elisa Paster
Managing Partner
of RAND PASTER & NELSON, LLP
Cc:
Mike Witzansky, City Manager
Marc Wiener, AICP, Community Development Director
Sean Scully, Planning Manager
Steve Giang, Senior Planner
16 UNITS REMOVED @ 4TH FLOOR
By:
Project No:
1/26/2026
2/11/2026 12:07:48 PM
1" = 60'-0" NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277
WAIVER 1 - EXHIBIT
Author
2518
ADR-1
WAIVER #1 - STORIES
1. WAIVER TO RBMC 10-5.915(e)(2) TO INCREASE THE NUMBER OF STORIES FROM THREE (3) TO FOUR (4).
RBMC § 10-5.915(e)(2) LIMITS THE NUMBER OF STORIES TO THREE STORIES. THE PROJECT PROPOSES 4 STORIES WITHIN THE OVERALL MAIN BUILDING HEIGHT LIMIT OF 45 FEET. AS
EXHIBIT B DEMONSTRATES, IMPOSING A THREE-STORY LIMIT WOULD PRECLUDE CONSTRUCTION OF 16 UNITS AND 20,650 SF. ACCORDINGLY, THE REQUESTED WAIVER IS
NECESSARY BECAUSE WITHOUT THE INCREASE IN NUMBER OF STORIES THE PROJECT WOULD BE PHYSICALLY PRECLUDED FROM BEING CONSTRUCTED AS PROPOSED. 1" = 60'-0" 1
4th FLOOR PLAN
STAIR AND ELEVATOR
PENTHOUSE LOCATIONS
LOSS OF 3,988 SF
ROOF DECK
1ST FLOOR /
GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"
ROOF LEVEL
148' - 3"
T.O. PARAPET
152' - 3"
ELEV.
ELEV.
ELEV.
ELEV.
ELEV.
ELEV.
ELEV. STAIR
STAIR
STAIR
STAIR
STAIR
STAIR
STAIR
STAIR
STAIR
STAIR
STAIR
STAIR
STAIR
STAIR
PORTIONS OF PENTHOUSE
PROJECTING ABOVE MAXIMUM
HEIGHT LIMITS
1ST FLOOR /
GROUND LEVEL
103' - 0"
2ND FLOOR
118' - 0"
3RD FLOOR
128' - 0"
4TH FLOOR
138' - 0"
ROOF LEVEL
148' - 3"
T.O. PARAPET
152' - 3"
PROPERTY LINE
PROPERTY LINE
PROJECTION LIMIT
SETBACK
4' - 0"
MAX. BUILDING HEIGHT
45' - 0"
PROJ.
15' - 6 1/2"
PROJ.
7' - 5 1/4"
PORTIONS OF PENTHOUSE
PROJECTING ABOVE MAXIMUM
HEIGHT LIMITS
MAXIMUM BUILDING HEIGHT ABOVE EXISTING
GRADE @ CL OF LOT
MAXIMUM PROJECTION ABOVE HEIGHT LIMIT.
By:
Project No:
1/26/2026
2/11/2026 12:07:50 PM
As indicated NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 WAIVER 2 - EXHIBIT Author
2518
ADR-2
WAIVER #2 - STAIR & ELEVATOR PROJECTION
2. WAIVER TO RBMC 10-5.1522(b) TO ALLOW FOR PROJECTIONS ABOVE THE PERMITTED HEIGHT (STAIRWELL AND ELEVATOR PENTHOUSE) BY A MAXIMUM OF 15'-7" ABOVE THE PERMITTED 45' HEIGHT LIMIT.
THIS EXHIBIT SHOWS THAT COMPLIANCE WITH THE 4' PROJECTION LIMIT, WOULD RESULT IN NEITHER THE ELEVATORS NOR THE STAIRS BEING ABLE TO PROVIDE ACCESS TO THE ROOF LEVEL. THE FIRE DEPARTMENT REQUIRES THE ROOF LEVEL TO BE ACCESSIBLE BY STAIR AND THE ACCESSIBILITY LAWS REQUIRE THE OCCUPIED ROOF DECK TO BE ACCESSED BY ELEVATOR. THE WAIVER IS REQUIRED DUE TO THE INABILITY TO LOWER THE MINIMUM OVERRUN HEIGHT FOR THE ELEVATOR SHAFT AND STAIR TOWER. LOWERING THE HEIGHT WOULD RESULT IN PHYSICALLY PRECLUDING ACCESS TO THE ROOFTOP AND OTHER AMENITIES REQUIRED FOR DWELLING UNITS AND LOSS OF DENSITY BONUS UNITS BY LOWERING FLOOR-TO-FLOOR HEIGHTS OR ELIMINATING A LEVEL.
THEREFORE, REQUEST WAIVER TO ALLOW PROJECTIONS UP TO 15' 7" ABOVE THE PERMITTED HEIGHT LIMIT IN ORDER TO PROVIDE ADEQUATE ROOF ACCESS. 1" = 60'-0" 1
ROOF PLAN
1" = 30'-0" 2
PENTHOUSE EXHIBIT SECTION
1" = 30'-0" 3
PEARL STREET/WEST ELEVATION
UP
UP
10' - 0"
PACIFIC COAST HIGHWAY
PEARL ST
10' - 0"
PACIFIC COAST HIGHWAY
PEARL ST
SETBACK WOULD IMPACT 1 UNIT
10' - 0"
PACIFIC COAST HIGHWAY
PEARL ST
SETBACK WOULD IMPACT 1 UNIT
10' - 0"
PACIFIC COAST HIGHWAY
PEARL ST
SETBACK WOULD IMPACT 1 UNIT
10' - 0"
PACIFIC COAST HIGHWAY
PEARL ST
By:
Project No:
1/26/2026
2/11/2026 12:07:51 PM
1" = 60'-0" NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277
WAIVER 3 - EXHIBIT
Author
2518
ADR-3
WAIVER #3 - STREET SIDE YARD SETBACK
3. WAIVER TO RBMC 10-5.915(f)(2)(a) TO REDUCE THE SIDE YARD
SETBACK-STREET SIDE (PEARL STREET) OF A CORNER OR
REVERSE CORNER LOT FROM 10 FEET TO 6 FEET.
THE BUILDING REQUIRES A PORTION OF THE BUILDING TO EXTEND TO WITHIN 6'-0" OF THE STREET SIDE YARD ALONG PEARL STREET IN ORDER TO PROVIDE THE UNIT FLOOR AREA.
THIS EXHIBIT SHOWS THAT COMPLIANCE WITH THE SETBACK
REQUIREMENT WOULD RESULT IN A LOSS OF A BEDROOM FOR 3
UNITS. THIS EXHIBIT ALSO SHOWS THAT APPROXIMATELY 74% OF THE BUILDING FRONTAGE STILL COMPLIES WITH THE 10' - 0"
SETBACK REQUIREMENT.
THEREFORE, REQUEST WAIVER OF BUILDING SETBACK TO ALLOW A STREET SIDE YARD SETBACK OF 6' - 0" FOR 16% OF BUILDING FRONTAGE ALONG PEARL STREET.
1" = 60'-0" 1
1ST FLOOR/ GROUND LEVEL
1" = 60'-0" 2
2ND FLOOR PLAN
1" = 60'-0" 3
3RD FLOOR PLAN
1" = 60'-0" 4
4TH FLOOR PLAN
1" = 60'-0" 5
ROOF PLAN
PACIFIC COAST HIGHWAY
PEARL ST
NEIGHBORING RESIDENTIAL
NEIGHBORING COMMERCIAL NEIGHBORING RESIDENTIAL
14' - 0"
REAR
SIDE
14' - 0"
14' - 0"
REAR
NEIGHBORING COMMERCIAL
15' - 0"
SETBACK WOULD IMPACT 4 UNITS
PACIFIC COAST HIGHWAY
PEARL ST
NEIGHBORING COMMERCIAL NEIGHBORING RESIDENTIAL
21' - 0"
REAR
SIDE
21' - 0"
21' - 0"
REAR NEIGHBORING COMMERCIAL
NEIGHBORING RESIDENTIAL
15' - 0"
SETBACK WOULD IMPACT 4 UNITS
PACIFIC COAST HIGHWAY
PEARL ST
NEIGHBORING RESIDENTIAL
NEIGHBORING COMMERCIAL NEIGHBORING RESIDENTIAL
28' - 0"
REAR
SIDE
28' - 0"
28' - 0"
REAR
NEIGHBORING COMMERCIAL
15' - 0"
SETBACK WOULD IMPACT 5 UNITS
PACIFIC COAST HIGHWAY
PEARL ST
NEIGHBORING COMMERCIAL NEIGHBORING RESIDENTIAL
28' - 0"
REAR
SIDE
28' - 0"
28' - 0"
REAR NEIGHBORING COMMERCIAL
NEIGHBORING RESIDENTIAL
15' - 0"
SETBACK WOULD IMPACT ROOF DECK COMMON SPACE
By:
Project No:
1/26/2026
2/11/2026 12:07:52 PM
1" = 60'-0" NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277
WAIVER 4 - EXHIBIT
Author
2518
ADR-4
WAIVER #4 - SETBACK ABUTTING RESIDENTIAL USES
4. WAIVER TO GOVERNMENT CODE SECTION 65912.123(d)(3)(A)(ii) TO
REDUCE THE SETBACK ALONG PROPERTY LINES (PORTION OF REAR & SIDE YARD) THAT ABUT A PROPERTY THAT CONTAINS A
RESIDENTIAL USE STARTING AT THE SECOND FLOOR AND EACH
SUBSEQUENT FLOOR IN AN AMOUNT EQUAL TO SEVEN FEET
MULTIPLIED BY THE FLOOR NUMBER.
IN ORDER TO PROVIDE THE SQUARE FOOTAGE NEEDED TO
ACCOMMODATE THE DENSITY BONUS UNITS AND THEIR PRIVATE
OPEN SPACE REQUIREMENTS, THE BUILDING REQUIRES A REDUCED SETBACK ALONG AREAS ABUTTING RESIDENTIAL USES.
THIS EXHIBIT SHOWS THAT COMPLIANCE WITH THE SETBACK
REQUIREMENT WOULD RESULT IN A LOSS OF 13 UNITS AND THEIR ADJACENT PRIVATE OPEN SPACE FOR A TOTAL OF ONLY 36 UNITS.
THIS EXHIBIT ALSO SHOWS THAT AT LEVELS 2 AND ABOVE, THE BUILDING MAINTAINS A 15' SETBACK ALONG THE ENTIRE REAR YARD.
THEREFORE, REQUEST WAIVER OF BUILDING SETBACK TO ALLOW
10' -0" MIN. ALONG NEIGHBORING RESIDENTIAL PROPERTIES IN ORDER TO CONSTRUCT 49 UNITS AS PERMITTED UNDER AB2011 AND AB1287 DENSITY BONUS.
1" = 60'-0" 2
2ND FLOOR PLAN
1" = 60'-0" 3
3RD FLOOR PLAN
1" = 60'-0" 4
4TH FLOOR PLAN
1" = 60'-0" 5
ROOF PLAN
UP
UP
PACIFIC COAST HIGHWAY
PEARL ST
NEIGHBORING RESIDENTIAL
NEIGHBORING COMMERCIAL NEIGHBORING RESIDENTIAL
NEIGHBORING COMMERCIAL
15' - 0"
COMMON OPEN SPACE AND BUILDING CIRCULATION IMPACTED
PACIFIC COAST HIGHWAY
PEARL ST
NEIGHBORING RESIDENTIAL
NEIGHBORING COMMERCIAL NEIGHBORING RESIDENTIAL
NEIGHBORING COMMERCIAL
15' - 0"
103 SF OF PRIVATE OPEN SPACE IMPACTED
PACIFIC COAST HIGHWAY
PEARL ST
NEIGHBORING RESIDENTIAL
NEIGHBORING COMMERCIAL NEIGHBORING RESIDENTIAL
NEIGHBORING COMMERCIAL
15' - 0"
PACIFIC COAST HIGHWAY
PEARL ST
NEIGHBORING RESIDENTIAL
NEIGHBORING COMMERCIAL NEIGHBORING RESIDENTIAL
NEIGHBORING COMMERCIAL
15' - 0"
PACIFIC COAST HIGHWAY
PEARL ST
NEIGHBORING RESIDENTIAL
NEIGHBORING COMMERCIAL NEIGHBORING RESIDENTIAL
NEIGHBORING COMMERCIAL
15' - 0"
By:
Project No:
1/26/2026
2/11/2026 12:07:54 PM
1" = 60'-0" NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277
WAIVER 5 - EXHIBIT
Author
2518
ADR-5
WAIVER #5 - SETBACK ABUTTING NON-RESIDENTIAL USES
5. WAIVER TO GOVERNMENT CODE SECTION 65912.123(d)(3)(B) TO
REDUCE THE SETBACK ALONG PROPERTY LINES (PORTION OF REAR
YARD) THAT ABUT A PROPERTY THAT DOES NOT CONTAIN A
RESIDENTIAL USE FROM 15 FEET REQUIRED TO 10 FEET .
IN ORDER TO PROVIDE THE REQUIRED PRIVATE AND COMMON OPEN
SPACE AREAS AND THEIR ADJACENT CIRCULATION THE BUILDING REQUIRES A REDUCED SETBACK ALONG AREAS ABUTTING NONRESIDENTIAL USES.
THIS EXHIBIT SHOWS THAT COMPLIANCE WITH THE SETBACK
REQUIREMENT WOULD RESULT IN A LOSS OF 480SF OF COMMON OPEN SPACE AND BUILDING CIRCULATION AS WELL AS 103 SF OF PRIVATE OPEN SPACE.
THEREFORE, REQUEST WAIVER OF BUILDING SETBACK TO
ACCOMODATE REQUIRED 9,800 SF OF OPEN SPACE.
1" = 60'-0" 1
1ST FLOOR/ GROUND LEVEL
1" = 60'-0" 2
2ND FLOOR PLAN
1" = 60'-0" 3
3RD FLOOR PLAN
1" = 60'-0" 4
4TH FLOOR PLAN
1" = 60'-0" 5
ROOF PLAN
SECTION
9' - 0"
HIGH
8' - 0"
MIN. DOOR HEIGHT
6' - 8"
4' - 6"
PLAN
8' - 0"
ALT. DOOR
CONFIGURATION
34SF 300 CUBIC FEET
2' - 6"
DOOR
TYPICAL STORAGE UNIT SIZE
UNIT STORAGE
UNIT STORAGE
UNIT STORAGE
INCREASE IN UNIT STORAGE SIZE
RESULTS IN THE LOSS OF 3
PARKING SPACES
UNIT STORAGE
UNIT STORAGE
UNIT STORAGE
INCREASE IN UNIT STORAGE SIZE
RESULTS IN THE LOSS OF 3
PARKING SPACES
INCREASE IN UNIT STORAGE SIZE
RESULTS IN THE LOSS OF 2
PARKING SPACES
By:
Project No:
1/26/2026
2/11/2026 12:07:54 PM
As indicated NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277 WAIVER 6 - EXHIBIT Author
2518
ADR-6
WAIVER #6 - PRIVATE STORAGE
6. WAIVER TO RBMC 10-5.1514(b) TO REDUCE THE REQUIRED PRIVATE STORAGE SPACE TO (49) 300 CF LOCKERS FOR A TOTAL OF 14,700 CF.
IN ORDER TO PROVIDE EACH UNIT WITH EQUAL SIZE STORAGE AREAS
AS WELL AS PROVIDE THE MINIMUM NUMBER OF RESIDENTIAL AND
COMMERCIAL PARKING SPACES, THE MINIMUM STORAGE SIZE
REQUIRES A REDUCTION FROM 400 CF PER UNIT TO 300 CF PER UNIT.
THIS EXHIBIT SHOWS THAT, IN ORDER TO COMPLY WITH THE 61
REQUIRED RESIDENTIAL SPACES, COMPLIANCE WITH THE STORAGE SPACE REQUIREMENT WOULD RESULT IN A LOSS OF 8 COMMERCIAL SPACES FOR A TOTAL OF 121 PARKING SPACES.
THEREFORE, REQUEST WAIVER OF PRIVATE UNIT STORAGE TO
ACCOMODATE REQUIRED 129 PARKING SPACES.
SCALE: TYP. STORAGE UNIT EXHIBIT 1/4" = 1'-0" 1
SCALE: PARKING LEVEL P1 1" = 60'-0" 2
SCALE: PARKING LEVEL P2 1" = 60'-0" 3
RESULTS IN THE LOSS OF 3
PARKING SPACES
RESULTS IN THE LOSS OF 7
PARKING SPACES
By:
Project No:
1/26/2026
2/11/2026 12:07:54 PM
1" = 60'-0" NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277
WAIVER 7 - EXHIBIT
Author
2518
ADR-7
WAIVER #7 - RESIDENTIAL AND COMMERCIAL PARKING
7. WAIVER TO RBMC 10-5.1704(c)(1) TO ALLOW (10) TANDEM PARKING SPACES FOR COMMERCIAL AND RESIDENTIAL USE.
IN ORDER TO PROVIDE THE REQUIRED NUMBER OF RESIDENTIAL AND
COMMERCIAL PARKING SPACES THE PROJECT REQUIRES THE USE OF 8'-0" MIN. X 15'-0" MIN. TANDEM PARKING SPACES.
THIS EXHIBIT SHOWS THAT DUE TO BUILDING CONSTRAINTS, IN ORDER TO COMPLY WITH THE 61 REQUIRED RESIDENTIAL SPACES,
COMPLIANCE WITH THE RESIDENTIAL AND COMMERCIAL PARKING
STALL SIZE REQUIREMENT WOULD RESULT IN A LOSS OF 10
COMMERCIAL PARKING SPACES FOR A TOTAL OF 119 SPACES.
THEREFORE, REQUEST WAIVER OF RESIDENTIAL AND COMMERCIAL PARKING STALL SIZE TO ACCOMODATE THE REQUIRED 129 PARKING SPACES.
SCALE: PARKING LEVEL P1 1" = 60'-0" 1
SCALE: PARKING LEVEL P2 1" = 60'-0" 2
RESULTS IN THE LOSS OF 13
PARKING SPACES
By:
Project No:
1/26/2026
2/11/2026 12:07:55 PM
1" = 60'-0" NIVASA LIVING MIXED-USE 401-417 PACIFIC COAST HWY REDONDO BEACH, CA 90277
WAIVER 8 - EXHIBIT
Author
2518
ADR-8
WAIVER #8 - RESIDENTIAL PARKING
8. WAIVER TO RBMC 10-5.1704(c)(1) TO ALLOW (13) COMPACT PARKING SPACES FOR RESIDENTIAL USE.
IN ORDER TO PROVIDE THE REQUIRED NUMBER OF RESIDENTIAL AND
COMMERCIAL PARKING SPACES THE PROJECT REQUIRES THE USE OF 8'-0" MIN. X 15'-0" MIN. COMPACT PARKING SPACES.
THIS EXHIBIT SHOWS THAT DUE TO BUILDING CONSTRAINTS, IN ORDER TO COMPLY WITH THE 61 REQUIRED RESIDENTIAL SPACES,
COMPLIANCE WITH THE RESIDENTIAL PARKING SPACE SIZE
REQUIREMENT WOULD RESULT IN A LOSS OF 13 COMMERCIAL SPACES FOR A TOTAL OF 116 PARKING SPACES.
THEREFORE, REQUEST WAIVER OF RESIDENTIAL PARKING STALL SIZE TO ACCOMODATE THE REQUIRED 129 PARKING SPACES.
SCALE: PARKING LEVEL P1 1" = 60'-0" 1
SCALE: PARKING LEVEL P2 1" = 60'-0" 2
Introduction
EPD Solutions, Inc. (EPD) is pleased to provide this Focused Local Transportation Assessment (LTA) for the proposed 401 PCH Redondo Beach mixed-use residential development (“Project”) located at the southwest corner of Pacific Coast Highway and Pearl Street in the City of Redondo Beach. The purpose of this Focused LTA is to evaluate the Project’s access, circulation, and potential traffic-related effects associated with the proposed Project, consistent with City of Redondo Beach guidelines. The Focused LTA includes the following analyses:
• Calculation of the Project’s trip generation.
• Determination of whether a detailed level of service (LOS) analysis is required. • Focused safety and circulation assessment of the Project driveway and the nearby signalized intersection of Pacific Coast Highway and Pearl Street.
o Evaluation of 95th-percentile queuing at the intersection of Pacific Coast Highway and Pearl Street. o Safety assessment based on crash data obtained from the University of California, Berkeley Transportation Injury Mapping System (TIMS).
• Shared parking analysis based on the Institute of Transportation Engineers (ITE) Parking Generation Manual, 6th Edition.
Project Description
The Project proposes a four-story mixed-use development with a total of 49 multi-family residential units, including eight affordable units, and approximately 17,000 square feet of ground-floor commercial space.
Two subterranean parking levels are proposed, providing a total of 105 parking spaces to serve both the residential and commercial components.
Vehicular access to the Project is provided via one full-access driveway along Pearl Street, which accommodates both residential and ground-floor commercial vehicular ingress and egress. The Project includes a residential parking gate located within the first-level parking garage that separates residential and commercial parking areas. The gate is expected to remain open during the hours of operation for the ground-floor commercial uses and to be closed during late evening hours. The centerline travel distance from the site entry ramp to the parking gate along the first-level parking circulation is approximately 300 feet.
Figure 1 shows the Project’s aerial location, and Figure 2 presents the proposed Project site plan.
To: Ben Agarwal, Wal2Wal Investments, Inc.
From: Michael Torres, TE, EPD Solutions, Inc.
Date: 2/11/2026
Site: 401, 405, 411, 413, and 417 South Pacific Coast Highway, Redondo Beach, CA 90277 Subject: Focused Local Transportation Assessment
401 PCH Redondo Beach – EPD Project Number 26-014
401 PCH Redondo Beach Focused Local Transportation Assessment Study 4 Project Trip Generation
Trip generation represents the vehicular traffic produced by and attracted to a development and is typically estimated using the latest rates published by the Institute of Transportation Engineers (ITE) Trip Generation Manual. The latest edition is the ITE Trip Generation Manual 12th Edition (2025).
As previously mentioned, the Project consists of 49 multi-family residential units, consisting of eight affordable housing units and 41 units associated with a mid-rise residential development with ground-floor commercial space. Based on the proposed land uses, the following ITE Land Use Codes (LUCs) were identified to most appropriately represent the Project:
• ITE LUC 223: Affordable Housing: 8 affordable dwelling units • ITE LUC 231: Mid-Rise Residential with Ground-Floor Commercial (GFA): 41 dwelling units with groundfloor commercial space ITE LUC 231 represents a mixed-use development consisting of mid-rise multifamily residential uses with ground-floor commercial space that is open to the public, typically in an urban setting.
The trip generation rates for ITE LUC 231 reflect the combined residential and ground-floor commercial components of a mixed-use development and inherently account for internal person trips between uses.
Accordingly, the rates represent total site trips entering and exiting the site, and no separate internal trip capture reduction is applied.
Table 1 summarizes the proposed Project’s trip generation. As shown in Table 1, the proposed Project is expected to generate approximately 202 weekday daily trips, including approximately 17 weekday AM peak hour trips and approximately 20 weekday PM peak hour trips.
Level of Service (LOS) Screening Criteria
According to the City of Redondo Beach Transportation Impact Study Guidelines for Land Use Plans and Projects (May 2021), a project is required to prepare an LTA if it is anticipated to generate 50 or more net new vehicle trips during any peak hour. Since the Project’s estimated weekday peak hour trip generation does not meet the City’s threshold, preparation of a full LTA is not required. 401 PCH Redondo Beach Focused Local Transportation Assessment Study 5 Table 1: Project Trip Generation
Units Daily In Out Total In Out Total
Dwelling Units (Income Limits) 4.81 0.10 0.26 0.36 0.27 0.19 0.46 Dwelling Units 4 0.10 0.24 0.34 0.28 0.12 0.40
8 Dwelling Units (Income Limits) 38 1 2 3 2 2 4
41 Dwelling Units 164 4 10 14 11 5 16
202 5 12 17 13 7 20
1234 Conservatively, the project trip generation does not include trip credits for existing land uses to be displaced by the proposed Project. 401 PCH Redondo BeachAffordable Housing¹
Institute of Transportation Engineers, Trip Generation Manual, 12th Edition, 2025. Land Use Code 231 - Mid-Rise Residential with Ground-Floor Commercial GFA (1-25k) (Average Rate) Mid-Rise Residential with Ground-Floor Commercial2,3
AM Peak Hour PM Peak Hour
Project Trip Generation
Land UseAffordable Housing¹Trip Rates
The Institute of Transportation Engineers (ITE) Trip Generation Manual, 12th Edition (2025) does not provide a weekday daily trip generation rate for Land Use Code 231 – Mid-Rise Residential with Ground-Floor Commercial GFA (1–25k). For this analysis, the weekday daily trip generation has been estimated by multiplying the weekday PM peak-hour rate by a factor of 10.Institute of Transportation Engineers, Trip Generation Manual, 12th Edition, 2025. Land Use Code 223 - Affordable Housing (Average Rate) Total Project Trip Generation4Mid-Rise Residential with Ground-Floor Commercial² 401 PCH Redondo Beach Focused Local Transportation Assessment Study 6 Focused Circulation Analysis
Intersection Queuing Analysis
The purpose of this intersection queuing analysis is to estimate the 95th percentile vehicle queues at the intersection of Pacific Coast Highway and Pearl Street and to assess the potential for queue spillback to the proposed Project access driveway that may affect vehicle ingress and egress operations.
The intersection queuing analysis was conducted using Synchro and SimTraffic traffic analysis software. A microsimulation analysis was performed to estimate 95th percentile queue lengths for the analyzed turning movements under weekday AM and PM peak hour conditions. The analysis utilizes existing intersection lane geometrics, traffic controls, and observed turning movement volumes.
Study Area
For the purposes of this queuing analysis, the study area consists of the following study intersections and turning movements:
1. Project Access Driveway (NS) at Pearl Street (EW)
o Northbound Left/Right-Turn
2. Pacific Coast Highway (NS) at Pearl Street (EW)
o Northbound Left-Turn
o Southbound Left-Turn
o Eastbound Left/Through/Right-Turn
o Westbound Left/Through/Right-Turn
The study area is illustrated in Figure 3.
Existing Conditions Traffic Volumes
The queuing analysis is based on existing intersection turning movement counts collected in January 2026 by a third-party traffic data consultant, AimTD, LLC, at the intersection of Pacific Coast Highway and Pearl Street (Study Intersection No. 2). Traffic volumes from this intersection were tracked to represent traffic flows along Pearl Street at the Project access driveway. Traffic volumes were collected during the following weekday peak periods:
• AM peak period from 7:00 AM to 9:00 AM
• PM peak period from 4:00 PM to 6:00 PM
The Existing Conditions traffic volumes are illustrated in Figure 4 and Figure 5 for the weekday AM and PM peak hours, respectively.
Intersection Turning Movement Count Worksheets are included in Attachment A.
401 PCH Redondo Beach Focused Local Transportation Assessment Study 10 Project Trip Distribution and Traffic Assignment
Trip distribution represents the directional orientation of traffic to and from the Project site. It is based on the location of the Project site, its proximity to local and regional roadway network facilities, and the surrounding land uses. The inbound and outbound Project trip distributions are illustrated in Figure 6 and Figure 7, respectively. Based on the Project trip distribution pattern, the resulting Project traffic volumes are illustrated in Figure 8 and Figure 9 for the weekday AM and PM peak hours, respectively.
Existing Plus Project Conditions Traffic Volumes
The Existing Plus Project Conditions traffic volumes are illustrated in Figure 10 and Figure 11 for the weekday AM and PM peak hours, respectively.
95th Percentile Queuing Analysis and Findings
For purposes of this analysis, a standard vehicle queue length of approximately 25 feet per vehicle was assumed. Table 2 summarizes the estimated 95th percentile queue lengths for the analyzed turning movements under both Existing Conditions and Existing Plus Project Conditions. As shown in Table 2, the forecasted 95th percentile queue lengths generally correspond to fewer than four vehicles at any analyzed movement during both the weekday AM and PM peak hours under both analysis scenarios. The addition of Project traffic results in minimal changes to the forecasted queue lengths, with increases generally less than one vehicle. Based on these results, queuing conditions with the proposed Project are considered minimal.
For the eastbound left/through/right-turn movement at the intersection of Pacific Coast Highway and Pearl Street, the queuing analysis forecasts 95th percentile queue lengths are approximately 75 feet (about three vehicles) during the weekday AM peak hour and approximately 78 feet (about three vehicles) during the weekday PM peak hour. The proposed Project access driveway is located approximately 30 feet west of the intersection, providing storage for approximately one vehicle on the eastbound approach before a queued vehicle could extend to the Project access driveway. The proximity of the Project access driveway to the intersection creates the potential for a conflict. However, a queue of three vehicles or fewer would clear when the eastbound signal indication is green, therefore ongoing queuing or congestion is not forecast at this location.
Moreover, this temporary conflict would be avoided by the implementation of “KEEP CLEAR” pavement markings at the Project access driveway. Such markings would maintain unobstructed ingress and egress for vehicles entering and exiting the site and avoid any potential queue spillback impacts.
Detailed Queuing Analysis Worksheets are provided in Attachment B.
401 PCH Redondo Beach Focused Local Transportation Assessment Study 17 Table 2: 95th Percentile Queuing Analysis Summary
AM
Peak
Hour
PM
Peak
Hour
AM
Peak
Hour
PM
Peak
Hour
AM
Peak
Hour
PM
PeakHour
1 Project Access Driveway (NS) at Pearl Street (EW) Northbound Left/Right-Turn - - - - 34 28 - - - - Northbound Left-Turn 43 43 50 62 7 19
Southbound Left-Turn 64 72 65 71 1 -1
Eastbound Left/Through/Right-Turn 67 74 75 78 8 4
Westbound Left/Through/Right-Turn 87 77 86 90 -1 13
Change in
Queue Length
(Feet)
Existing Plus
Project Conditions
95th
Percentile
Queue (Feet)
95th
Percentile
Queue (Feet)
Existing
Conditions
Intersection Turning Movement
2 Pacific Coast Highway (NS) at Pearl Street (EW)
401 PCH Redondo Beach Focused Local Transportation Assessment Study 18 Safety Assessment
A safety assessment was conducted to evaluate potential vehicular, pedestrian, and bicycle conflicts in the vicinity of the Project access driveway and the intersection of Pacific Coast Highway and Pearl Street. The assessment was prepared in response to concerns regarding access operations and multimodal safety near the Project frontage.
Historical collision data were obtained from the Transportation Injury Mapping System (TIMS). At the time of preparation of this Focused LTA, TIMS collision data were available through September 30, 2025.
Accordingly, the safety assessment reviews five years of historical collision data, covering the period from October 1, 2020, through September 30, 2025. Collisions involving driving under the influence were excluded from the review, as these incidents are considered correctible accidents.
Analysis Years Reviewed
The following analysis years were evaluated as part of this safety assessment:
• Analysis Year 1: October 1, 2020, to September 30, 2021 • Analysis Year 2: October 1, 2021, to September 30, 2022 • Analysis Year 3: October 1, 2022, to September 30, 2023 • Analysis Year 4: October 1, 2023, to September 30, 2024 • Analysis Year 5: October 1, 2024, to September 30, 2025 Collision Summary
Table 3 summarizes the number of accidents observed over the 5-year period. There were a total of seven reported collisions.
Table 3: TIMS Collision Data Summary
Year 1 Year 2 Year 3 Year 4 Year 5
1 0 0 2 4
1 2
3 TIMS = Transportation Injury Mapping System
Analysis years are defined as 12-month periods based on the availability of crash data from TIMS.
Analysis Year 1: 10/01/2020–09/30/2021;
Analysis Year 2: 10/01/2021–09/30/2022;
Analysis Year 3: 10/01/2022–09/30/2023;
Analysis Year 4: 10/01/2023–09/30/2024;
Analysis Year 5: 10/01/2024–09/30/2025.
Analysis Years2,3
Number of
Accidents
TIMS1
Data
401 PCH Redondo Beach Focused Local Transportation Assessment Study 19 The collisions are summarized below by analysis year:
• Analysis Year 1 (October 1, 2020 to September 30, 2021) o One accident involved a broadside collision between two vehicles at the intersection of Pacific Coast Highway and Pearl Street due to a traffic signal violation. • Analysis Year 2 (October 1, 2021 to September 30, 2022) o No accidents were reported within the study area.
• Analysis Year 3 (October 1, 2022 to September 30, 2023) o No accidents were reported within the study area.
• Analysis Year 4 (October 1, 2023 to September 30, 2024) o One accident involved a broadside collision between a vehicle and a bicyclist approximately 8 feet south of Pearl Street along Pacific Coast Highway due to unsafe speed, with the bicyclist determined to be at fault.
o One accident involved a broadside collision between a vehicle and a bicyclist approximately 18 feet north of Pearl Street along Pacific Coast Highway due to an automobile right-of-way violation, with the vehicle driver determined to be at fault.
• Analysis Year 5 (October 1, 2024 to September 30, 2025) o One accident involved a broadside collision between two vehicles at the intersection of Pacific Coast Highway and Pearl Street due to an automobile right-of-way violation. o One accident involved a sideswipe collision between a vehicle and a motorcyclist approximately 180 feet south of Pearl Street along Pacific Coast Highway due to unsafe speed, with the motorcyclist determined to be at fault.
o One accident involved a rear-end collision between two vehicles at the intersection of Pacific Coast Highway and Pearl Street due to unsafe speed.
o One accident involved a vehicle-pedestrian collision at the intersection of Pacific Coast Highway and Pearl Street, with the pedestrian crossing within the marked crosswalk, due to a pedestrian right-of-way violation, with the vehicle driver determined to be at fault.
Safety Assessment Findings
Based on a review of the collision history over the five-year analysis period, there does not appear to be a notable accident history related to pedestrian safety. Of the seven reported collisions, only two involved pedestrians, one of which was determined to be attributable to pedestrian fault. In addition, the overall collision frequency is considered low, as a significant accident history is typically associated with five or more correctable collisions occurring within a single 12-month period.
The Project provides multiple on-site pedestrian pathways at the ground-floor level. Residents may access the lobby via a centrally located staircase and elevator, which connects to an exterior pedestrian walkway between the Commercial A and Commercial B pads and provides direct access to the Pacific Coast Highway sidewalk and the on-site retail uses. A separate pedestrian pathway is also provided along the Project’s parking garage to accommodate pedestrian entry and exit from the site. These pedestrian facilities are physically separated from vehicular circulation and are not expected to create pedestrian safety concerns. 401 PCH Redondo Beach Focused Local Transportation Assessment Study 20 Furthermore, concerns regarding potential effects on emergency response times associated with Redondo Beach Fire Department Station 1 have been considered as part of this assessment. Based on the traffic and queuing analyses, the Project is forecast to generate a relatively small number of vehicle trips (approximately 17 weekday AM peak hour trips and 20 weekday PM peak hour trips) and would result in minimal changes to intersection queuing conditions. As such, Project-related traffic is not expected to impede emergency vehicle operations along Pacific Coast Highway or Pearl Street. In emergency situations, motorists are required to yield the right-of-way to responding emergency vehicles.
In addition, the Project would reduce the number of driveways on the site from four to one. Currently, there are four driveways on Pacific Coast Highway, which have the potential to create pedestrian/vehicular conflicts. The Project will eliminate all of the driveways on Pacific Coast Highway, thereby eliminating that potential conflict. The Project will add a singular point of access of Pearl Street, which will have a 5% grade for at least 20 feet from Pearl Street, thereby eliminating any potential pedestrian and vehicular conflicts.
Shared Parking Analysis
A shared parking analysis was conducted to evaluate whether the proposed mixed-use Project can adequately accommodate parking demand between its residential and commercial components. The analysis includes a review of commercial parking requirements under the City of Redondo Beach Municipal Code, residential parking requirements pursuant to California Government Code § 65915, and an evaluation based on the Institute of Transportation Engineers (ITE) Parking Generation Manual, 6th Edition (October 2023).
The ITE Parking Generation Manual is an industry standard publication that presents observed parking demand data for various land uses in a variety of geographic and operational settings. The manual provides weekday and weekend parking demand rates and time-of-day demand distributions based on empirical survey data. These data are used to estimate peak parking demand and to determine whether the proposed parking supply is sufficient to serve the Project.
City of Redondo Beach Parking Requirements – Commercial Land Uses Commercial parking requirements are based on §10-2.1706 of the City of Redondo Beach Municipal Code.
Accordingly, a parking ratio of one parking space per 250 square feet of gross floor area was utilized.
Government Code - GOV § 65915 – Residential Land Uses
Residential parking requirements for the Project were evaluated pursuant to the State Density Bonus Law (California Government Code § 65915(p)(1)). Consistent with the statute, parking ratios of one space per studio and one-bedroom unit, 1.5 spaces per two- and three-bedroom unit, and two spaces per unit for units with four or more bedrooms were utilized.
Parking Requirements for the Proposed Project.
Table 4 summarizes the parking requirements for the Project based on the applicable City and State parking provisions. Under California Government Code § 65915, the residential component of the Project requires a total of 61 parking spaces, and 61 residential parking spaces are provided, thereby fully satisfying the State Density Bonus Law parking requirements.
Commercial parking requirements are governed by the City of Redondo Beach Municipal Code and are based on gross floor area. Under the City’s commercial parking standards, the Project’s commercial component would require 68 parking spaces; however, 44 commercial parking spaces are provided. As a result, when evaluated against the applicable City and State parking requirements, the Project would require a total of 129 parking spaces., With 105 parking spaces proposed, this results in a parking deficiency of 24 parking spaces for the commercial uses.
401 PCH Redondo Beach Focused Local Transportation Assessment Study 21 Table 4: City of Redondo Beach Parking Requirements Summary Shared Parking Methodology
Mixed-use developments, such as residential and commercial projects, can utilize shared parking as their land uses typically experience peak parking demand at different times of the day. Residential parking demand generally peaks during overnight and early morning hours, while commercial parking demand typically peaks during mid-day or early evening hours. As a result, parking spaces can be shared across land uses throughout the day, reducing the overall number of spaces required.
The ITE Parking Generation Manual (6th Edition) provides hourly parking demand distribution data derived from surveys of multiple study sites across a wide range of land uses. This data is used to estimate the combined time-of-day parking demand for the Project’s residential and commercial components.
For this shared parking analysis, the following ITE land use codes were utilized:
• Multifamily Housing – 1 Bedroom (Mid-Rise): ITE Land Use Code 218 • Multifamily Housing – 2+ Bedrooms (Mid-Rise): ITE Land Use Code 221 • Ground-Floor Commercial Retail: ITE Land Use Code 822 (Strip Retail Plaza, <40K square feet) Weekday and Weekend Shared Parking Analysis
The shared parking analysis was conducted for weekday and weekend conditions to account for differences in time-of-day parking demand patterns. Weekday conditions represent Monday through Friday. Weekend conditions reflect Saturday demand distributions, as Sunday demand distributions are not provided for the applicable land uses in the ITE Parking Generation Manual.
Table 5 and Table 6 present the weekday and weekend shared parking analyses, respectively. These tables identify hourly parking demand for each land use, the combined total parking demand by time of day, and the resulting peak parking demand.
Quantity Units1Parking Code Parking
Requirements
26 DU 1.0 spaces per DU 26
23 DU 1.5 spaces per DU 35
61 17 TSF One space per 250 square feet
of gross floor area. 68
68 129
105
-24
1 2
3 Land Use
DU = Dwelling Units;
TSF = Thousand Square Feet.
Residential parking requirements are based on State Density Bonus Law (California Government Code § 65915(p)(1)).
Commercial parking requirements are based on §10-2.1706 of the City of Redondo Beach Municipal Code.
Commerical Component3
Residential Parking Requirements Subtotal [A]
Multifamily Housing
(2+ Bed Room)
Multifamily Housing
(1 Bed Room)
Residential Component2
Parking Spaces in Excess/Deficient
Parking Spaces Provided
Total Project Parking Requirements [A] + [B]
Retail Parking Requirements Subtotal [B]
Commercial Use
401 PCH Redondo Beach Focused Local Transportation Assessment Study 22 Under weekday conditions, as shown in Table 5, the peak parking demand is expected to occur during the 1:00 PM hour, with an estimated demand of approximately 72 parking spaces. After applying a 10 percent buffer to account for parking fluctuations, the total weekday parking demand is approximately 80 parking spaces. The Project provides 105 parking spaces, resulting in a weekday parking surplus of 25 parking spaces.
Under weekend conditions, as shown in Table 6, the peak parking demand is expected to occur during the 2:00 PM hour, with an estimated peak demand of approximately 70 parking spaces. After applying a 10 percent buffer to account for parking fluctuations, the total weekend parking demand is approximately 77 parking spaces. Based on the proposed supply of 105 parking spaces, the Project would experience a weekend parking surplus of 28 parking spaces.
Shared Parking Findings
Based on the results of the shared parking analysis, the proposed on-site parking supply of 105 spaces is sufficient to accommodate parking demand under both weekday and weekend conditions. Because parking demand is expected to be fully accommodated on-site at all times, spillover parking onto surrounding public streets and use of on-street parking by Project-related vehicles is not expected. Accordingly, the Project would not result in parking-related impacts to coastal access. 401 PCH Redondo Beach Focused Local Transportation Assessment Study 23 Table 5: Weekday Shared Parking Analysis1 – ITE Parking Generation Manual Requirements2 Quantity Units6 Quantity Units6 Quantity Units6
26 DU 23 DU 17 TSF
Parking
Demand (%)
Parking
Demand
Parking
Demand (%)
Parking
Demand
Parking
Demand (%)
Parking
Demand
100% 18 100% 29 0% 0 47
100% 18 100% 29 0% 0 47
100% 18 100% 29 0% 0 47
100% 18 100% 29 0% 0 47
100% 18 100% 29 0% 0 47
96% 18 96% 28 0% 0 46
86% 16 86% 25 0% 0 41
77% 14 77% 23 0% 0 37
66% 12 66% 20 19% 10 42
60% 11 60% 18 33% 16 45
57% 11 57% 17 47% 23 51
55% 10 55% 16 55% 27 53
52% 10 52% 16 89% 43 69
50% 9 50% 15 100% 48 72
52% 10 52% 16 73% 36 62
51% 10 51% 15 73% 36 61
57% 11 57% 17 66% 32 60
62% 12 62% 18 70% 34 64
65% 12 65% 19 75% 36 67
68% 13 68% 20 70% 34 67
75% 14 75% 22 54% 26 62
82% 15 82% 24 48% 24 63
87% 16 87% 26 0% 0 42
91% 17 91% 27 0% 0 44
72 8
80 105
25 1
2 3
4 5
6 7
10:00 PM
9:00 PM
Required Parking Spaces Required Parking Spaces Required Parking Spaces 18 29 48
9:00 AM
8:00 PM
7:00 PM
6:00 PM
Peak Parking Demand
11:00 PM
Time-of-Day7
2:00 AM
1:00 AM
12:00 AM
Parking Rate Parking Rate Parking Rate
0.68 spaces per DU 1.23 spaces per DU 2.79 spaces per 1 TSF Land Use Land Use
Multifamily Housing
2 BR (Mid-Rise)4
11:00 AM
10:00 AM
DU = Dwelling Units;
TSF = Thousand Square Feet.
Time-of-day parking demand percentages are based on data from the ITE Parking Generation Manual, 6th Edition (October 2023). 2:00 PM
1:00 PM
12:00 PM
The parking rate for Multifamily Housing – 1 BR (Mid-Rise) is based on ITE Land Use Code 218 (Multifamily Housing – 1 BR, Mid-Rise, Not Close to Rail Transit).
The parking rate for Multifamily Housing – 2+ BR (Mid-Rise) is based on ITE Land Use Code 221 (Multifamily Housing – 2+ BR, Mid-Rise, Not Close to Rail Transit).
The parking rate for ground-floor commercial uses is based on ITE Land Use Code 822 (Strip Retail Plaza, <40k).
Source: ITE Parking Generation Manual, 6th Edition (October 2023) 10% Parking Buffer
Weekday conditions represent Monday–Friday.
5:00 PM
4:00 PM
3:00 PM
8:00 AM
7:00 AM
6:00 AM
5:00 AM
4:00 AM
3:00 AM
Land Use
Total Hourly
Parking Demand
Multifamily Housing
1 BR (Mid-Rise)3
Ground Floor
Commerical Retail5
Total Parking Demand
Parking Spaces in Excess/Deficient
Parking Spaces Provided
401 PCH Redondo Beach Focused Local Transportation Assessment Study 24 Table 6: Weekend Shared Parking Analysis1 – ITE Parking Generation Manual Requirements2 Quantity Units6 Quantity Units6 Quantity Units6
26 DU 23 DU 17 TSF
Parking
Demand (%)
Parking
Demand
Parking
Demand (%)
Parking
Demand
Parking
Demand (%)
Parking
Demand
100% 18 100% 24 0% 0 42
100% 18 100% 24 0% 0 42
100% 18 100% 24 0% 0 42
100% 18 100% 24 0% 0 42
100% 18 100% 24 0% 0 42
96% 18 96% 24 0% 0 42
86% 16 86% 21 0% 0 37
77% 14 77% 19 0% 0 33
66% 12 66% 16 0% 0 28
60% 11 60% 15 38% 19 45
57% 11 57% 14 55% 27 52
55% 10 55% 14 66% 32 56
52% 10 52% 13 85% 41 64
50% 9 50% 12 100% 48 69
52% 10 52% 13 96% 47 70
51% 10 51% 13 79% 38 61
57% 11 57% 14 66% 32 57
62% 12 62% 15 64% 31 58
65% 12 65% 16 67% 33 61
68% 13 68% 17 70% 34 64
75% 14 75% 18 70% 34 66
82% 15 82% 20 51% 25 60
87% 16 87% 21 0% 0 37
91% 17 91% 22 0% 0 39
70 7
77 105
28 1
2 3
4 5
6 7
Land Use Land Use Land Use
Total Hourly
Parking Demand
Multifamily Housing
1 BR (Mid-Rise)3
Multifamily Housing
2 BR (Mid-Rise)4
Ground Floor
Commerical Retail5
Parking Rate Parking Rate Parking Rate
0.68 spaces per DU 1.04 spaces per DU 2.77 spaces per 1 TSF Peak Parking Demand
Required Parking Spaces Required Parking Spaces Required Parking Spaces 18 24 48
12:00 PM
11:00 PM
10:00 PM
9:00 PM
8:00 PM
7:00 PM
6:00 PM
9:00 AM
8:00 AM
7:00 AM
6:00 AM
5:00 PM
4:00 PM
3:00 PM
2:00 PM
1:00 PM
10% Parking Buffer
Time-of-Day7
Weekend conditions reflect Saturday time-of-day parking demand distributions, as Sunday distributions are not provided for the applicable land uses in the ITE Parking Generation Manual, 6th Edition (October 2023).
Source: ITE Parking Generation Manual, 6th Edition (October 2023). 5:00 AM
4:00 AM
3:00 AM
2:00 AM
1:00 AM
12:00 AM
11:00 AM
10:00 AM
Total Parking Demand
The parking rate for ground-floor commercial uses is based on ITE Land Use Code 822 (Strip Retail Plaza, <40k).
DU = Dwelling Units;
TSF = Thousand Square Feet.
Time-of-day parking demand percentages are based on data from the ITE Parking Generation Manual, 6th Edition (October 2023).
The parking rate for Multifamily Housing – 1 BR (Mid-Rise) is based on ITE Land Use Code 218 (Multifamily Housing – 1 BR, Mid-Rise, Not Close to Rail Transit). Saturday parking rates are not provided for this land use; therefore, the weekday parking rate was applied for Saturday conditions.
The parking rate for Multifamily Housing – 2+ BR (Mid-Rise) is based on ITE Land Use Code 221 (Multifamily Housing – 2+ BR, Mid-Rise, Not Close to Rail Transit).
Parking Spaces in Excess/Deficient
Parking Spaces Provided
401 PCH Redondo Beach Focused Local Transportation Assessment Study 25 Conclusions
EPD Solutions, Inc. (EPD) has completed this Focused Local Transportation Assessment (LTA) for the proposed 401 PCH Redondo Beach mixed-use residential development.
The Project’s estimated weekday peak hour trip generation (approximately 17 weekday AM peak-hour trips and 20 weekday PM peak-hour trips) does not meet the City of Redondo Beach threshold requiring preparation of a full Local Transportation Assessment. Accordingly, a detailed level of service analysis is not required.
The focused circulation, queuing, and safety analyses indicate that the proposed Project access is expected to operate acceptably. The queuing analysis indicates that forecasted queue lengths at the intersection of Pacific Coast Highway and Pearl Street correspond to fewer than four vehicles under both Existing Conditions and Existing Plus Project Conditions, with Project-generated traffic resulting in increases of less than one vehicle. In addition, the implementation of “KEEP CLEAR” pavement markings at the Project access driveway would maintain unobstructed ingress and egress for vehicles entering and exiting the site and avoid any potential queue spillback impacts The safety assessment did not identify any notable or recurring collision patterns attributable to the proposed Project access, and the Project’s pedestrian circulation design is not expected to create pedestrian safety concerns.
The proposed Project is also not expected to impact emergency response operations associated with Redondo Beach Fire Department Station 1. Emergency access along Pacific Coast Highway and Pearl Street would continue to operate consistent with existing conditions.
The shared parking analysis demonstrates that the proposed on-site parking supply of 105 spaces is sufficient to accommodate parking demand under both weekday and weekend conditions based on Institute of Transportation Engineers (ITE) Parking Generation data. As a result, the Project would not generate spillover parking on adjacent public streets or affect coastal access with respect to parking Based on the results of this Focused LTA, the proposed Project is not expected to result in significant transportation impacts.
If you have any questions, please contact [email protected] or call (949) 794-1180.
Respectfully submitted,
EPD Solutions, Inc.
401 PCH Redondo Beach Focused Local Transportation Assessment Study ATTACHMENT A – INTERSECTION TURNING
MOVEMENT COUNT WORKSHEETS
T112224
DATE: LOCATION: PROJECT #: SC5852
Thu, Jan 29, 26 NORTH & SOUTH: LOCATION #: 1
EAST & WEST: CONTROL: SIGNAL
NOTES: AM ▲
PM N
MD ◄ W E ►
OTHER S
OTHER ▼
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
NL NT NR SL ST SR EL ET ER WL WT WR TOTAL NB SB EB WB TTL LANES: 1 2 0 1 2 0 0 1 0 0 1 0 0 0 0 0
7:00 AM 3 226 1 10 89 8 2 4 4 0 4 13 364 0 0 0 0 0
7:15 AM 6 268 3 11 157 5 0 1 5 1 5 17 479 0 0 0 0 0
7:30 AM 5 293 5 16 176 4 2 5 1 6 7 16 536 0 0 0 0 0
7:45 AM 8 289 2 24 184 4 3 9 5 2 14 15 559 0 0 0 0 0
8:00 AM 11 215 1 17 193 3 0 8 5 3 18 15 489 0 1 0 0 1
8:15 AM 7 243 2 17 203 1 0 14 3 4 13 19 526 0 0 0 0 0
8:30 AM 10 254 1 18 213 2 4 11 10 1 10 17 551 0 0 0 0 0 8:45 AM 7 240 2 18 207 5 2 7 2 9 12 18 529 0 0 0 0 0
VOLUMES 57 2,028 17 131 1,422 32 13 59 35 26 83 130 4,034 0 1 0 0 1 APPROACH % 3% 96% 1% 8% 90% 2% 12% 55% 33% 11% 35% 54%
APP/DEPART 2,102 / 2,172 1,586 / 1,483 107 / 207 239 / 172 0
BEGIN PEAK HR
VOLUMES 36 1,001 6 76 793 10 7 42 23 10 55 66 2,126 0 1 0 0 APPROACH % 3% 96% 1% 9% 90% 1% 10% 58% 32% 8% 42% 50%
PEAK HR FACTOR 0.872 0.944 0.720 0.910 0.951
APP/DEPART 1,043 / 1,075 880 / 826 72 / 124 131 / 101 0 4:00 PM 7 233 4 28 288 5 2 10 2 10 11 15 615 0 0 0 0 0
4:15 PM 9 191 2 21 240 3 2 19 8 5 18 14 532 0 0 0 0 0
4:30 PM 4 226 3 22 266 7 2 18 4 3 9 13 577 0 0 0 0 0
4:45 PM 5 204 2 30 262 2 2 29 7 2 14 13 572 0 0 0 0 0
5:00 PM 9 228 5 34 284 3 1 13 7 7 10 12 613 0 0 0 0 0
5:15 PM 10 254 5 26 237 5 3 17 1 6 22 14 600 0 0 0 0 0
5:30 PM 7 244 3 22 286 3 2 11 4 3 7 5 597 0 0 0 0 0
5:45 PM 10 213 8 26 279 2 5 11 9 10 12 14 599 0 0 0 0 0 VOLUMES 61 1,793 32 209 2,142 30 19 128 42 46 103 100 4,705 0 0 0 0 0 APPROACH % 3% 95% 2% 9% 90% 1% 10% 68% 22% 18% 41% 40%
APP/DEPART 1,886 / 1,912 2,381 / 2,230 189 / 369 249 / 194 0
BEGIN PEAK HR
VOLUMES 36 939 21 108 1,086 13 11 52 21 26 51 45 2,409 0 0 0 0 APPROACH % 4% 94% 2% 9% 90% 1% 13% 62% 25% 21% 42% 37%
PEAK HR FACTOR 0.926 0.940 0.840 0.726 0.982
APP/DEPART 996 / 995 1,207 / 1,133 84 / 181 122 / 100 0 Pacific Coast Hwy
NORTH LEG
Pearl St WEST LEG EAST LEG Pearl St
SOUTH LEG
Pacific Coast Hwy
N LEG S LEG E LEG W LEG TOTAL N LEG S LEG E LEG W LEG TOTAL NL SL EL WL TOTAL 7:00 AM 3 1 1 0 5 3 1 1 0 5 0 0 0 0 0
7:15 AM 5 2 1 3 11 5 2 1 3 11 0 0 0 0 0
7:30 AM 3 1 0 2 6 3 1 0 2 6 0 0 0 0 0
7:45 AM 2 1 0 0 3 2 1 0 0 3 0 0 0 0 0
8:00 AM 4 0 0 2 6 4 0 0 2 6 0 0 0 0 0
8:15 AM 7 1 3 0 11 7 1 2 0 10 0 0 1 0 1
8:30 AM 4 1 1 1 7 4 1 0 0 5 0 0 1 1 2
8:45 AM 1 1 1 4 7 0 1 0 3 4 1 0 1 1 3
TOTAL 29 8 7 12 56 28 8 4 10 50 1 0 3 2 6
BEGIN PEAK HR 17 3 2 2 24
4:00 PM 5 1 3 1 10 5 1 2 1 9 0 0 1 0 1
4:15 PM 5 1 0 2 8 4 0 0 2 6 1 1 0 0 2
4:30 PM 6 2 0 1 9 5 0 0 0 5 1 2 0 1 4
4:45 PM 5 0 3 0 8 5 0 2 0 7 0 0 1 0 1
5:00 PM 11 4 4 1 20 11 2 4 1 18 0 2 0 0 2
5:15 PM 6 5 2 1 14 5 3 1 1 10 1 2 1 0 4
5:30 PM 1 3 2 3 9 1 0 2 2 5 0 3 0 1 4
5:45 PM 3 1 1 2 7 3 1 0 2 6 0 0 1 0 1
TOTAL 42 17 15 11 85 39 7 11 9 66 3 10 4 2 19
20 6 7 6 39
AM PM AM
7:45 AM
PM
5:00 PM
ALL PED + BIKE & SCOOTER
7:45 AM
BEGIN PEAK HR 5:00 PM
PEDESTRIAN CROSSINGS BICYCLE & SCOOTER CROSSINGS
U-TURNS
Pacific Coast Hwy
Queue NB AM/PM
Pacific Coast Hwy Pearl St Pearl St
INTERSECTION TURNING MOVEMENT COUNTS
PREPARED BY: AimTD LLC. tel: 714 253 7888 [email protected]
Redondo Beach
Pacific Coast Hwy
Pearl St
3,967 62 3,564 340 TOTAL 4,084
2,381 30 2,142 209 PM 1,912
1,586 32 1,422 131 AM 2,172
239 249 488
366 194 172
130 100 230
83 103 186
TOTAL
PMAM
26 46 72
32 19 13
AMPM
TOTAL
187 128
59 77 42 35
207 369 576
296 189 107
1,483 AM 57 2,028 17 2,102
2,230 PM 61 1,793 32 1,886
3,713 TOTAL 118 3,821 49 3,988
2,087 23 1,879 184 TOTAL 2,070
1,207 13 1,086 108 PM 995
880 10 793 76 AM 1,075
131 122 253
201 100 101
66 45
111
55 51
106
TOTAL
PMAM
AM 7:45 AM
8:45 AM
10 26 36
18 11
7 #N/A
AMPM
TOTAL
94 52 42
PM 5:00 PM
5:45 PM
44 21 23
124 181 305
156
84 72
826 AM 36 1,001 6 1,043
1,133 PM 36 939 21 996
1,959 Total 72 1,940 27 2,039
Pacific Coast Hwy
Pacific Coast Hwy
Pacific Coast Hwy
Pearl St
Pearl St
PEAK HOUR
AimTD LLC
TURNING MOVEMENT COUNTS
Pacific Coast Hwy
Pearl St
Pearl St
ALL HOURS
Redondo Beach
SC5852
401 PCH Redondo Beach Focused Local Transportation Assessment Study ATTACHMENT B – DETAILED QUEUING ANALYSIS WORKSHEETS
Lanes and Geometrics 401 PCH Redondo Beach
1: Project Access Driveway & Pearl Street 26-014
01_Existing Conditions_AM Peak Hour Synchro 12 Report
EPD Solutions, Inc.
Lane Group EBT EBR WBL WBT NBL NBR
Lane Configurations
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Lane Width (ft) 12 12 12 12 12 12
Grade (%) 0% 0% 0%
Storage Length (ft) 0 0 0 0
Storage Lanes 0 0 1 0
Taper Length (ft) 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00
Ped Bike Factor
Frt
Flt Protected
Satd. Flow (prot) 1863 0 0 1863 1863 0
Flt Permitted
Satd. Flow (perm) 1863 0 0 1863 1863 0
Link Speed (mph) 30 30 30
Link Distance (ft) 164 83 74
Travel Time (s) 3.7 1.9 1.7
Intersection Summary
Area Type: Other
Volume 401 PCH Redondo Beach
1: Project Access Driveway & Pearl Street 26-014
01_Existing Conditions_AM Peak Hour Synchro 12 Report
EPD Solutions, Inc.
Lane Group EBT EBR WBL WBT NBL NBR
Traffic Volume (vph) 72 0 0 101 0 0
Future Volume (vph) 72 0 0 101 0 0
Confl. Peds. (#/hr)
Confl. Bikes (#/hr)
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95
Growth Factor 100% 100% 100% 100% 100% 100%
Heavy Vehicles (%) 2% 2% 2% 2% 2% 2%
Bus Blockages (#/hr) 0 0 0 0 0 0
Parking (#/hr)
Mid-Block Traffic (%) 0% 0% 0%
Adj. Flow (vph) 76 0 0 106 0 0
Shared Lane Traffic (%)
Lane Group Flow (vph) 76 0 0 106 0 0
Intersection Summary
Lanes and Geometrics 401 PCH Redondo Beach
2: Pacific Coast Highway & Pearl Street 26-014
01_Existing Conditions_AM Peak Hour Synchro 12 Report
EPD Solutions, Inc.
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 12 12 12 12 12 12
Grade (%) 0% 0% 0% 0%
Storage Length (ft) 0 0 0 0 35 0 35 0
Storage Lanes 0 0 0 0 1 0 1 0
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.95 0.95 1.00 0.95 0.95 Ped Bike Factor
Frt 0.957 0.932 0.999 0.998
Flt Protected 0.995 0.996 0.950 0.950
Satd. Flow (prot) 0 1774 0 0 1729 0 1770 3536 0 1770 3532 0 Flt Permitted 0.965 0.968 0.325 0.244
Satd. Flow (perm) 0 1720 0 0 1681 0 605 3536 0 455 3532 0 Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 24 69 1 3
Link Speed (mph) 30 30 30 30
Link Distance (ft) 83 324 303 208
Travel Time (s) 1.9 7.4 6.9 4.7
Intersection Summary
Area Type: Other
Volume 401 PCH Redondo Beach
2: Pacific Coast Highway & Pearl Street 26-014
01_Existing Conditions_AM Peak Hour Synchro 12 Report
EPD Solutions, Inc.
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Traffic Volume (vph) 7 42 23 10 55 66 36 1001 6 76 793 10 Future Volume (vph) 7 42 23 10 55 66 36 1001 6 76 793 10 Confl. Peds. (#/hr)
Confl. Bikes (#/hr)
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% Heavy Vehicles (%) 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2%
Bus Blockages (#/hr) 0 0 0 0 0 0 0 0 0 0 0 0
Parking (#/hr)
Mid-Block Traffic (%) 0% 0% 0% 0%
Adj. Flow (vph) 7 44 24 11 58 69 38 1054 6 80 835 11
Shared Lane Traffic (%)
Lane Group Flow (vph) 0 75 0 0 138 0 38 1060 0 80 846 0 Intersection Summary
Timings 401 PCH Redondo Beach
2: Pacific Coast Highway & Pearl Street 26-014
01_Existing Conditions_AM Peak Hour Synchro 12 Report
EPD Solutions, Inc.
Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Configurations
Traffic Volume (vph) 7 42 10 55 36 1001 76 793
Future Volume (vph) 7 42 10 55 36 1001 76 793
Turn Type Perm NA Perm NA Perm NA Perm NA
Protected Phases 4 8 2 6
Permitted Phases 4 8 2 6
Detector Phase 4 4 8 8 2 2 6 6
Switch Phase
Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 6.0 6.0
Minimum Split (s) 28.0 28.0 28.0 28.0 26.0 26.0 28.0 28.0 Total Split (s) 28.0 28.0 28.0 28.0 47.0 47.0 47.0 47.0 Total Split (%) 37.3% 37.3% 37.3% 37.3% 62.7% 62.7% 62.7% 62.7% Yellow Time (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
All-Red Time (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0
Lead/Lag
Lead-Lag Optimize?
Recall Mode None None None None Min Min Min Min
Act Effct Green (s) 7.7 7.7 24.9 24.9 24.9 24.9
Actuated g/C Ratio 0.21 0.21 0.67 0.67 0.67 0.67
v/c Ratio 0.20 0.34 0.09 0.45 0.26 0.36
Control Delay (s/veh) 11.8 11.0 4.6 5.1 7.2 4.5
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay (s/veh) 11.8 11.0 4.6 5.1 7.2 4.5
LOS B B A A A A
Approach Delay (s/veh) 11.8 11.0 5.1 4.8
Approach LOS B B A A
Intersection Summary
Cycle Length: 75
Actuated Cycle Length: 37.2
Natural Cycle: 60
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.45
Intersection Signal Delay (s/veh): 5.5 Intersection LOS: A Intersection Capacity Utilization 55.1% ICU Level of Service B Analysis Period (min) 15
Splits and Phases: 2: Pacific Coast Highway & Pearl Street Queuing and Blocking Report 401 PCH Redondo Beach
Baseline 26-014
01_Existing Conditions_AM Peak Hour SimTraffic Report
EPD Solutions, Inc.
Intersection: 1: Project Access Driveway & Pearl Street Movement EB WB
Directions Served TR LT
Maximum Queue (ft) 33 26
Average Queue (ft) 1 2
95th Queue (ft) 13 17
Link Distance (ft) 133 -6
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 2: Pacific Coast Highway & Pearl Street
Movement EB WB NB NB NB SB SB SB
Directions Served LTR LTR L T TR L T TR
Maximum Queue (ft) 76 129 52 252 175 59 180 113
Average Queue (ft) 37 41 17 95 50 33 77 37
95th Queue (ft) 67 87 43 189 115 64 147 82
Link Distance (ft) -6 267 260 260 165 165
Upstream Blk Time (%) 0 1
Queuing Penalty (veh) 0 0
Storage Bay Dist (ft) 35 35
Storage Blk Time (%) 1 13 8 11
Queuing Penalty (veh) 6 5 33 9
Network Summary
Network wide Queuing Penalty: 53
Lanes and Geometrics 401 PCH Redondo Beach
1: Project Access Driveway & Pearl Street 26-014
02_Existing Conditions_PM Peak Hour Synchro 12 Report
EPD Solutions, Inc.
Lane Group EBT EBR WBL WBT NBL NBR
Lane Configurations
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Lane Width (ft) 12 12 12 12 12 12
Grade (%) 0% 0% 0%
Storage Length (ft) 0 0 0 0
Storage Lanes 0 0 1 0
Taper Length (ft) 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00
Ped Bike Factor
Frt
Flt Protected
Satd. Flow (prot) 1863 0 0 1863 1863 0
Flt Permitted
Satd. Flow (perm) 1863 0 0 1863 1863 0
Link Speed (mph) 30 30 30
Link Distance (ft) 164 83 74
Travel Time (s) 3.7 1.9 1.7
Intersection Summary
Area Type: Other
Volume 401 PCH Redondo Beach
1: Project Access Driveway & Pearl Street 26-014
02_Existing Conditions_PM Peak Hour Synchro 12 Report
EPD Solutions, Inc.
Lane Group EBT EBR WBL WBT NBL NBR
Traffic Volume (vph) 84 0 0 100 0 0
Future Volume (vph) 84 0 0 100 0 0
Confl. Peds. (#/hr)
Confl. Bikes (#/hr)
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95
Growth Factor 100% 100% 100% 100% 100% 100%
Heavy Vehicles (%) 2% 2% 2% 2% 2% 2%
Bus Blockages (#/hr) 0 0 0 0 0 0
Parking (#/hr)
Mid-Block Traffic (%) 0% 0% 0%
Adj. Flow (vph) 88 0 0 105 0 0
Shared Lane Traffic (%)
Lane Group Flow (vph) 88 0 0 105 0 0
Intersection Summary
Lanes and Geometrics 401 PCH Redondo Beach
2: Pacific Coast Highway & Pearl Street 26-014
02_Existing Conditions_PM Peak Hour Synchro 12 Report
EPD Solutions, Inc.
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 12 12 12 12 12 12
Grade (%) 0% 0% 0% 0%
Storage Length (ft) 0 0 0 0 35 0 35 0
Storage Lanes 0 0 0 0 1 0 1 0
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.95 0.95 1.00 0.95 0.95 Ped Bike Factor
Frt 0.967 0.950 0.997 0.998
Flt Protected 0.994 0.989 0.950 0.950
Satd. Flow (prot) 0 1790 0 0 1750 0 1770 3529 0 1770 3532 0 Flt Permitted 0.955 0.905 0.226 0.274
Satd. Flow (perm) 0 1720 0 0 1601 0 421 3529 0 510 3532 0 Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 21 46 5 3
Link Speed (mph) 30 30 30 30
Link Distance (ft) 83 324 303 208
Travel Time (s) 1.9 7.4 6.9 4.7
Intersection Summary
Area Type: Other
Volume 401 PCH Redondo Beach
2: Pacific Coast Highway & Pearl Street 26-014
02_Existing Conditions_PM Peak Hour Synchro 12 Report
EPD Solutions, Inc.
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Traffic Volume (vph) 11 52 21 26 51 45 36 939 21 108 1086 13 Future Volume (vph) 11 52 21 26 51 45 36 939 21 108 1086 13 Confl. Peds. (#/hr)
Confl. Bikes (#/hr)
Peak Hour Factor 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% Heavy Vehicles (%) 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2%
Bus Blockages (#/hr) 0 0 0 0 0 0 0 0 0 0 0 0
Parking (#/hr)
Mid-Block Traffic (%) 0% 0% 0% 0%
Adj. Flow (vph) 11 53 21 27 52 46 37 958 21 110 1108 13 Shared Lane Traffic (%)
Lane Group Flow (vph) 0 85 0 0 125 0 37 979 0 110 1121 0 Intersection Summary
Timings 401 PCH Redondo Beach
2: Pacific Coast Highway & Pearl Street 26-014
02_Existing Conditions_PM Peak Hour Synchro 12 Report
EPD Solutions, Inc.
Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Configurations
Traffic Volume (vph) 11 52 26 51 36 939 108 1086
Future Volume (vph) 11 52 26 51 36 939 108 1086
Turn Type Perm NA Perm NA Perm NA Perm NA
Protected Phases 4 8 2 6
Permitted Phases 4 8 2 6
Detector Phase 4 4 8 8 2 2 6 6
Switch Phase
Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 6.0 6.0
Minimum Split (s) 28.0 28.0 28.0 28.0 26.0 26.0 28.0 28.0 Total Split (s) 28.0 28.0 28.0 28.0 42.0 42.0 42.0 42.0 Total Split (%) 40.0% 40.0% 40.0% 40.0% 60.0% 60.0% 60.0% 60.0% Yellow Time (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
All-Red Time (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0
Lead/Lag
Lead-Lag Optimize?
Recall Mode None None None None Min Min Min Min
Act Effct Green (s) 8.1 8.1 28.4 28.4 28.4 28.4
Actuated g/C Ratio 0.20 0.20 0.69 0.69 0.69 0.69
v/c Ratio 0.24 0.36 0.13 0.40 0.31 0.46
Control Delay (s/veh) 14.9 14.6 4.9 4.6 7.2 4.9
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay (s/veh) 14.9 14.6 4.9 4.6 7.2 4.9
LOS B B A A A A
Approach Delay (s/veh) 14.9 14.6 4.6 5.1
Approach LOS B B A A
Intersection Summary
Cycle Length: 70
Actuated Cycle Length: 41
Natural Cycle: 60
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.46
Intersection Signal Delay (s/veh): 5.7 Intersection LOS: A Intersection Capacity Utilization 59.2% ICU Level of Service B Analysis Period (min) 15
Splits and Phases: 2: Pacific Coast Highway & Pearl Street Queuing and Blocking Report 401 PCH Redondo Beach
Baseline 26-014
02_Existing Conditions_PM Peak Hour SimTraffic Report
EPD Solutions, Inc.
Intersection: 1: Project Access Driveway & Pearl Street Movement EB WB
Directions Served TR LT
Maximum Queue (ft) 43 26
Average Queue (ft) 3 2
95th Queue (ft) 20 20
Link Distance (ft) 133 -6
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 2: Pacific Coast Highway & Pearl Street
Movement EB WB NB NB NB SB SB SB
Directions Served LTR LTR L T TR L T TR
Maximum Queue (ft) 75 94 53 190 146 64 180 155
Average Queue (ft) 42 41 18 85 45 43 107 62
95th Queue (ft) 74 77 43 148 104 72 180 122
Link Distance (ft) -6 267 260 260 165 165
Upstream Blk Time (%) 2 0
Queuing Penalty (veh) 0 0
Storage Bay Dist (ft) 35 35
Storage Blk Time (%) 2 13 13 15
Queuing Penalty (veh) 12 5 71 17
Network Summary
Network wide Queuing Penalty: 104
Lanes and Geometrics 401 PCH Redondo Beach
1: Project Access Driveway & Pearl Street 26-014
03_Existing Plus Project Conditions_AM Peak Hour Synchro 12 Report EPD Solutions, Inc.
Lane Group EBT EBR WBL WBT NBL NBR
Lane Configurations
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Lane Width (ft) 12 12 12 12 12 12
Grade (%) 0% 0% 0%
Storage Length (ft) 0 0 0 0
Storage Lanes 0 0 1 0
Taper Length (ft) 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00
Ped Bike Factor
Frt 0.998 0.875
Flt Protected 0.998 0.996
Satd. Flow (prot) 1859 0 0 1859 1623 0
Flt Permitted 0.998 0.996
Satd. Flow (perm) 1859 0 0 1859 1623 0
Link Speed (mph) 30 30 30
Link Distance (ft) 164 83 74
Travel Time (s) 3.7 1.9 1.7
Intersection Summary
Area Type: Other
Volume 401 PCH Redondo Beach
1: Project Access Driveway & Pearl Street 26-014
03_Existing Plus Project Conditions_AM Peak Hour Synchro 12 Report EPD Solutions, Inc.
Lane Group EBT EBR WBL WBT NBL NBR
Traffic Volume (vph) 72 1 4 101 1 11
Future Volume (vph) 72 1 4 101 1 11
Confl. Peds. (#/hr)
Confl. Bikes (#/hr)
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95
Growth Factor 100% 100% 100% 100% 100% 100%
Heavy Vehicles (%) 2% 2% 2% 2% 2% 2%
Bus Blockages (#/hr) 0 0 0 0 0 0
Parking (#/hr)
Mid-Block Traffic (%) 0% 0% 0%
Adj. Flow (vph) 76 1 4 106 1 12
Shared Lane Traffic (%)
Lane Group Flow (vph) 77 0 0 110 13 0
Intersection Summary
Lanes and Geometrics 401 PCH Redondo Beach
2: Pacific Coast Highway & Pearl Street 26-014
03_Existing Plus Project Conditions_AM Peak Hour Synchro 12 Report EPD Solutions, Inc.
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 12 12 12 12 12 12
Grade (%) 0% 0% 0% 0%
Storage Length (ft) 0 0 0 0 35 0 35 0
Storage Lanes 0 0 0 0 1 0 1 0
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.95 0.95 1.00 0.95 0.95 Ped Bike Factor
Frt 0.955 0.932 0.999 0.998
Flt Protected 0.993 0.996 0.950 0.950
Satd. Flow (prot) 0 1766 0 0 1729 0 1770 3536 0 1770 3532 0 Flt Permitted 0.950 0.967 0.324 0.243
Satd. Flow (perm) 0 1690 0 0 1679 0 604 3536 0 453 3532 0 Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 29 69 1 3
Link Speed (mph) 30 30 30 30
Link Distance (ft) 83 324 303 208
Travel Time (s) 1.9 7.4 6.9 4.7
Intersection Summary
Area Type: Other
Volume 401 PCH Redondo Beach
2: Pacific Coast Highway & Pearl Street 26-014
03_Existing Plus Project Conditions_AM Peak Hour Synchro 12 Report EPD Solutions, Inc.
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Traffic Volume (vph) 12 43 28 10 55 66 38 1001 6 76 793 12 Future Volume (vph) 12 43 28 10 55 66 38 1001 6 76 793 12 Confl. Peds. (#/hr)
Confl. Bikes (#/hr)
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% Heavy Vehicles (%) 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2%
Bus Blockages (#/hr) 0 0 0 0 0 0 0 0 0 0 0 0
Parking (#/hr)
Mid-Block Traffic (%) 0% 0% 0% 0%
Adj. Flow (vph) 13 45 29 11 58 69 40 1054 6 80 835 13
Shared Lane Traffic (%)
Lane Group Flow (vph) 0 87 0 0 138 0 40 1060 0 80 848 0 Intersection Summary
Timings 401 PCH Redondo Beach
2: Pacific Coast Highway & Pearl Street 26-014
03_Existing Plus Project Conditions_AM Peak Hour Synchro 12 Report EPD Solutions, Inc.
Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Configurations
Traffic Volume (vph) 12 43 10 55 38 1001 76 793
Future Volume (vph) 12 43 10 55 38 1001 76 793
Turn Type Perm NA Perm NA Perm NA Perm NA
Protected Phases 4 8 2 6
Permitted Phases 4 8 2 6
Detector Phase 4 4 8 8 2 2 6 6
Switch Phase
Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 6.0 6.0
Minimum Split (s) 28.0 28.0 28.0 28.0 26.0 26.0 28.0 28.0 Total Split (s) 28.0 28.0 28.0 28.0 47.0 47.0 47.0 47.0 Total Split (%) 37.3% 37.3% 37.3% 37.3% 62.7% 62.7% 62.7% 62.7% Yellow Time (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
All-Red Time (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0
Lead/Lag
Lead-Lag Optimize?
Recall Mode None None None None Min Min Min Min
Act Effct Green (s) 7.7 7.7 24.7 24.7 24.7 24.7
Actuated g/C Ratio 0.21 0.21 0.67 0.67 0.67 0.67
v/c Ratio 0.23 0.34 0.10 0.45 0.26 0.36
Control Delay (s/veh) 12.0 11.0 4.6 5.1 7.2 4.6
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay (s/veh) 12.0 11.0 4.6 5.1 7.2 4.6
LOS B B A A A A
Approach Delay (s/veh) 12.0 11.0 5.1 4.8
Approach LOS B B A A
Intersection Summary
Cycle Length: 75
Actuated Cycle Length: 37
Natural Cycle: 60
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.45
Intersection Signal Delay (s/veh): 5.6 Intersection LOS: A Intersection Capacity Utilization 54.5% ICU Level of Service A Analysis Period (min) 15
Splits and Phases: 2: Pacific Coast Highway & Pearl Street Queuing and Blocking Report 401 PCH Redondo Beach
Baseline 26-014
03_Existing Plus Project Conditions_AM Peak Hour SimTraffic Report EPD Solutions, Inc.
Intersection: 1: Project Access Driveway & Pearl Street Movement EB WB NB
Directions Served TR LT LR
Maximum Queue (ft) 39 63 38
Average Queue (ft) 2 7 11
95th Queue (ft) 18 38 34
Link Distance (ft) 133 -6 35
Upstream Blk Time (%) 0 1
Queuing Penalty (veh) 0 0
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 2: Pacific Coast Highway & Pearl Street
Movement EB WB NB NB NB SB SB SB
Directions Served LTR LTR L T TR L T TR
Maximum Queue (ft) 93 116 56 219 144 59 179 107
Average Queue (ft) 42 45 20 96 53 35 79 42
95th Queue (ft) 75 86 50 176 108 65 147 86
Link Distance (ft) -6 267 260 260 165 165
Upstream Blk Time (%) 1 0 0
Queuing Penalty (veh) 1 0 0
Storage Bay Dist (ft) 35 35
Storage Blk Time (%) 2 14 9 11
Queuing Penalty (veh) 13 6 36 9
Network Summary
Network wide Queuing Penalty: 64
Lanes and Geometrics 401 PCH Redondo Beach
1: Project Access Driveway & Pearl Street 26-014
04_Existing Plus Project Conditions_PM Peak Hour Synchro 12 Report EPD Solutions, Inc.
Lane Group EBT EBR WBL WBT NBL NBR
Lane Configurations
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900
Lane Width (ft) 12 12 12 12 12 12
Grade (%) 0% 0% 0%
Storage Length (ft) 0 0 0 0
Storage Lanes 0 0 1 0
Taper Length (ft) 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00
Ped Bike Factor
Frt 0.998 0.884
Flt Protected 0.995 0.993
Satd. Flow (prot) 1859 0 0 1853 1635 0
Flt Permitted 0.995 0.993
Satd. Flow (perm) 1859 0 0 1853 1635 0
Link Speed (mph) 30 30 30
Link Distance (ft) 164 83 74
Travel Time (s) 3.7 1.9 1.7
Intersection Summary
Area Type: Other
Volume 401 PCH Redondo Beach
1: Project Access Driveway & Pearl Street 26-014
04_Existing Plus Project Conditions_PM Peak Hour Synchro 12 Report EPD Solutions, Inc.
Lane Group EBT EBR WBL WBT NBL NBR
Traffic Volume (vph) 84 1 12 100 1 6
Future Volume (vph) 84 1 12 100 1 6
Confl. Peds. (#/hr)
Confl. Bikes (#/hr)
Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95
Growth Factor 100% 100% 100% 100% 100% 100%
Heavy Vehicles (%) 2% 2% 2% 2% 2% 2%
Bus Blockages (#/hr) 0 0 0 0 0 0
Parking (#/hr)
Mid-Block Traffic (%) 0% 0% 0%
Adj. Flow (vph) 88 1 13 105 1 6
Shared Lane Traffic (%)
Lane Group Flow (vph) 89 0 0 118 7 0
Intersection Summary
Lanes and Geometrics 401 PCH Redondo Beach
2: Pacific Coast Highway & Pearl Street 26-014
04_Existing Plus Project Conditions_PM Peak Hour Synchro 12 Report EPD Solutions, Inc.
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Lane Width (ft) 12 12 12 12 12 12 12 12 12 12 12 12
Grade (%) 0% 0% 0% 0%
Storage Length (ft) 0 0 0 0 35 0 35 0
Storage Lanes 0 0 0 0 1 0 1 0
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 0.95 0.95 1.00 0.95 0.95 Ped Bike Factor
Frt 0.964 0.951 0.997 0.998
Flt Protected 0.992 0.989 0.950 0.950
Satd. Flow (prot) 0 1781 0 0 1752 0 1770 3529 0 1770 3532 0 Flt Permitted 0.949 0.906 0.224 0.273
Satd. Flow (perm) 0 1704 0 0 1605 0 417 3529 0 509 3532 0 Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 24 44 5 4
Link Speed (mph) 30 30 30 30
Link Distance (ft) 83 324 303 208
Travel Time (s) 1.9 7.4 6.9 4.7
Intersection Summary
Area Type: Other
Volume 401 PCH Redondo Beach
2: Pacific Coast Highway & Pearl Street 26-014
04_Existing Plus Project Conditions_PM Peak Hour Synchro 12 Report EPD Solutions, Inc.
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Traffic Volume (vph) 14 52 24 26 53 45 41 939 21 108 1086 18 Future Volume (vph) 14 52 24 26 53 45 41 939 21 108 1086 18 Confl. Peds. (#/hr)
Confl. Bikes (#/hr)
Peak Hour Factor 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 0.98 Growth Factor 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% Heavy Vehicles (%) 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2% 2%
Bus Blockages (#/hr) 0 0 0 0 0 0 0 0 0 0 0 0
Parking (#/hr)
Mid-Block Traffic (%) 0% 0% 0% 0%
Adj. Flow (vph) 14 53 24 27 54 46 42 958 21 110 1108 18 Shared Lane Traffic (%)
Lane Group Flow (vph) 0 91 0 0 127 0 42 979 0 110 1126 0 Intersection Summary
Timings 401 PCH Redondo Beach
2: Pacific Coast Highway & Pearl Street 26-014
04_Existing Plus Project Conditions_PM Peak Hour Synchro 12 Report EPD Solutions, Inc.
Lane Group EBL EBT WBL WBT NBL NBT SBL SBT
Lane Configurations
Traffic Volume (vph) 14 52 26 53 41 939 108 1086
Future Volume (vph) 14 52 26 53 41 939 108 1086
Turn Type Perm NA Perm NA Perm NA Perm NA
Protected Phases 4 8 2 6
Permitted Phases 4 8 2 6
Detector Phase 4 4 8 8 2 2 6 6
Switch Phase
Minimum Initial (s) 6.0 6.0 6.0 6.0 6.0 6.0 6.0 6.0
Minimum Split (s) 28.0 28.0 28.0 28.0 26.0 26.0 28.0 28.0 Total Split (s) 28.0 28.0 28.0 28.0 42.0 42.0 42.0 42.0 Total Split (%) 40.0% 40.0% 40.0% 40.0% 60.0% 60.0% 60.0% 60.0% Yellow Time (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
All-Red Time (s) 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 4.0 4.0 4.0 4.0 4.0 4.0
Lead/Lag
Lead-Lag Optimize?
Recall Mode None None None None Min Min Min Min
Act Effct Green (s) 8.2 8.2 28.3 28.3 28.3 28.3
Actuated g/C Ratio 0.20 0.20 0.69 0.69 0.69 0.69
v/c Ratio 0.25 0.36 0.15 0.40 0.31 0.46
Control Delay (s/veh) 14.8 14.9 5.3 4.6 7.3 5.0
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay (s/veh) 14.8 14.9 5.3 4.6 7.3 5.0
LOS B B A A A A
Approach Delay (s/veh) 14.8 14.9 4.7 5.2
Approach LOS B B A A
Intersection Summary
Cycle Length: 70
Actuated Cycle Length: 41
Natural Cycle: 60
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.46
Intersection Signal Delay (s/veh): 5.8 Intersection LOS: A Intersection Capacity Utilization 58.8% ICU Level of Service B Analysis Period (min) 15
Splits and Phases: 2: Pacific Coast Highway & Pearl Street Queuing and Blocking Report 401 PCH Redondo Beach
Baseline 26-014
04_Existing Plus Project Conditions_PM Peak Hour SimTraffic Report EPD Solutions, Inc.
Intersection: 1: Project Access Driveway & Pearl Street Movement EB WB NB
Directions Served TR LT LR
Maximum Queue (ft) 28 47 32
Average Queue (ft) 2 6 8
95th Queue (ft) 18 29 28
Link Distance (ft) 133 -6 35
Upstream Blk Time (%) 0 1
Queuing Penalty (veh) 0 0
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Intersection: 2: Pacific Coast Highway & Pearl Street
Movement EB WB NB NB NB SB SB SB
Directions Served LTR LTR L T TR L T TR
Maximum Queue (ft) 84 124 59 234 186 59 190 180
Average Queue (ft) 42 46 26 92 58 43 118 75
95th Queue (ft) 78 90 62 186 136 71 200 148
Link Distance (ft) -6 267 260 260 165 165
Upstream Blk Time (%) 0 1 0 4 1
Queuing Penalty (veh) 0 0 0 0 0
Storage Bay Dist (ft) 35 35
Storage Blk Time (%) 9 15 15 16
Queuing Penalty (veh) 42 6 82 18
Network Summary
Network wide Queuing Penalty: 149
www.epdsolutions.com | 3333 Michelson Drive, Suite 500, Irvine, CA 92612 | 949-794-1180 Page 1 of 2 Michael Torres, TE
Transportation Engineer
REPRESENTATIVE PROJECTS PROFILE
WINCHESTER RIDGE
SPECIFIC PLAN, LOS
TRAFFIC IMPACT ANALYSIS
County of Riverside
DEVORE HEIGHTS, CUTTHROUGH TRAFFIC
ANALYSIS
County of San Bernardino
SCOTTISH VILLAGE, TIA
SCOPING AGREEMENT, VMT
SCREENING MEMO
City of Moreno Valley
OLIVE AVENUE
RESIDENTIAL, LOS
ANALYSIS
County of Riverside
ENGINEERING AND TRAFFIC
SURVEY (ETS)
City of Costa Mesa
CARGO SOLUTIONS
EXPRESS WAREHOUSE
PROJECT
City of Hesperia
CITY-WIDE SIGNING AND
STRIPING PLAN PROJECT
City of Newport Beach
PELTZER FAMILY CELLARS
WINERY PROJECT
City of Temecula
24422 AVENIDA DE LA
CARLOTA SENIOR ADULT
HOUSING AND MEDICAL
OFFICE PROJECT
City of Laguna Hills
Michael Torres, TE (TR 3127), is a Transportation Engineer with a strong foundation in traffic engineering, planning, and design. He brings several years of experience delivering technical studies and transportation solutions for cities, agencies, and private developers across Southern California. His portfolio includes traffic impact analyses, VMT screening and impact assessments, parking demand studies, trip generation analyses, and citywide traffic and engineering surveys.
Michael’s hands-on engineering experience includes preparing traffic signal plans, signing and striping plans, and temporary traffic control plans. He has supported community traffic calming studies and brings practical insight into multimodal circulation needs. His technical skills span analytical tools such as Synchro, Vistro, AutoCAD, and GIS-based mapping software.
At EPD Solutions, Michael supports transportation, land development and environmental planning efforts by developing CEQA-compliant technical studies, reviewing circulation plans, and coordinating closely with public agencies to advance project approvals. His ability to bridge planning and engineering perspectives makes him a valuable resource on complex development and infrastructure projects.
EDUCATION PROFILE
Bachelor of Science, Civil Engineering
University of California, Irvine
_____________________
PROFESSIONAL AFFILIATIONS
Orange County Traffic Engineering Council (OCTEC)
_____________________
CERTIFICATION
California Traffic Engineer 3127
_____________________
TENURE
Transportation Engineer, EPD Solutions, Inc., 2025-present Engineer, RK Engineering Group, Inc., 2019-2025
www.epdsolutions.com | 3333 Michelson Drive, Suite 500, Irvine, CA 92612 | 949-794-1180 Page 2 of 2
WINCHESTER RIDGE RESIDENTIAL
SPECIFIC PLAN, LOS TRAFFIC
IMPACT ANALYSIS,
COUNTY OF RIVERSIDE
Prepared a Level of Service (LOS)
Traffic Impact Analysis for a residential
specific plan project. Analyzed existing
and future traffic conditions at study
intersections using Synchro and
Highway Capacity Manual
methodologies. Developed traffic
forecasts, trip distribution, and
assignment assumptions consistent with
County of Riverside guidelines.
Identified mitigation measures to
support CEQA compliance and project
approvals.
DEVORE HEIGHTS, CUT-THROUGH
TRAFFIC ANALYSIS,
COUNTY OF SAN BERNARDINO
Conducted a cut-through traffic analysis
to evaluate neighborhood traffic impacts
associated with regional circulation
patterns. Analyzed traffic count data and
peak-hour travel patterns to identify
diversion and cut-through behavior.
Supported development of traffic
calming and operational strategies and
coordinated findings with County staff.
SCOTTISH VILLAGE, TIA SCOPING
AGREEMENT, CITY OF MORENO
VALLEY
Prepared a Traffic Impact Analysis (TIA)
scoping agreement in coordination with
City of Moreno Valley traffic engineering
staff. Developed a CEQA-compliant
Vehicle Miles Traveled (VMT) screening
memo evaluating project characteristics
and land use context. Supported
streamlined environmental review and
entitlement processing.
OLIVE AVENUE RESIDENTIAL,
LOS ANALYSIS,
COUNTY OF RIVERSIDE
Prepared a focused Level of Service
(LOS) traffic analysis for a residential
development project. Evaluated
project-generated trips and assessed
impacts to local roadway segments
and intersections. Applied County of
Riverside LOS criteria to determine
significance of impacts and mitigation
needs and prepared documentation to
support CEQA review.
ENGINEERING AND TRAFFIC
SURVEY (ETS),
CITY OF COSTA MESA
Assisted in the preparation of a
citywide Engineering and Traffic
Survey (ETS) for the City of Costa
Mesa. Conducted field reviews and
analyzed speed survey data to
evaluate prevailing operating speeds.
Applied guidance from the California
Manual on Uniform Traffic Control
Devices and the California Vehicle
Code to support recommended speed
limits.
CARGO SOLUTIONS EXPRESS
WAREHOUSE PROJECT,
CITY OF HESPERIA
Prepared a traffic impact analysis for
a large industrial warehouse
development to evaluate projectrelated traffic, circulation, and operational impacts. Conducted trip
generation, trip distribution, and traffic
assignment analyses for passenger
vehicles and trucks. Evaluated
weekday AM and PM peak-hour Level
of Service and queuing at study
intersections and project driveways
using HCM methodologies, assessed
CA MUTCD signal warrants,
performed WB-67 truck
maneuverability and VMT screening
analyses, and developed
recommended operational
improvements in coordination with
City and Caltrans requirements.
CITY-WIDE SIGNING AND STRIPING
PLAN PROJECT, CITY OF NEWPORT
BEACH
Prepared signing and striping plans for
major arterial roadways in the City of
Newport Beach as part of a citywide
slurry seal program. Reviewed existing
roadway conditions and developed
pavement marking and traffic sign
layouts in accordance with the California
Manual on Uniform Traffic Control
Devices and City standards.
PELTZER FAMILY CELLARS
WINERY, CITY OF TEMECULA
Prepared a traffic impact analysis for the
Peltzer Family Cellars Winery in the City
of Temecula to evaluate traffic impacts
associated with a site expansion.
Conducted Level of Service and special
event traffic analyses to assess
operational conditions and
recommended on-site circulation
mitigation measures. Reviewed fire
emergency access and vehicle
maneuverability using AutoTURN
software to confirm compliance with
emergency access requirements.
24422 AVENIDA DE LA CARLOTA
SENIOR ADULT HOUSING AND
MEDICAL OFFICE PROJECT, CITY
OF LAGUNA HILLS
Prepared a traffic impact study and Joint
Use Parking Plan for a mixed-use
medical office and senior adult (55+)
housing project in the City of Laguna
Hills. Evaluated Level of Service and
queuing at study intersections and
project driveways using HCM and ICU
methodologies. Performed CEQA
Vehicle Miles Traveled screening and
assessed project consistency with the
Urban Village Specific Plan trip budget.
Completed a shared parking analysis
using City parking requirements and the
Urban Land Institute (ULI) Shared
Parking methodology, including
weekday and weekend parking
observation studies at comparable
medical office and senior housing sites
to support approval of a joint-use
parking program.