TUSTIi. Planning Commission. Report to the TUSTIN CA TORRANCE CA ITEM4 OVERLAYC2 P STATUS

ITEM 4

Report ^{to the}

Planning ^Commission

DATE AUGUST

11

²⁰⁰⁹

SUBJECT CONDITIONAL USE PERMITS

CUP

⁰⁹⁰⁰⁹

AND 09020

APPLICANT YOSHINORI

INADA

JAPONAISE BAKERY 600 EL CAMINO REAL

TUSTIN

^{CA 92780}

PROPERTY OWNER PETER AND WILLIAM ZAPPAS 3922 EMERALD STREET

TORRANCE

^{CA 90503}

TUSTIi

LOCATION EL CAMINO

PLAZA

⁶⁰⁰712 EL CAMINO REAL

CREAM PANJAPONAISE

BAKERY

⁶⁰⁰604 EL CAMINO REAL

ZONING CENTRAL COMMERCIAL WITH COMBINING PARKING OVERLAY

C 2 P

GENERAL PLAN OLD TOWN GOMMERCIAL

ENVIRONMENTAL THISPROJECT IS CATEGORICALLY EXEMPT

CLASS

¹

STATUS EXISTING

FACILITIES

^PURSUANT TO THE PROVISIONS OF SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

REQUEST APPROVAL OF A JOINTUSE PARKING ANALYSIS TO ALLOW FOR A REDUCTION IN OFFSTREET PARKING REQUIREMENTS DUE TO SHARED PARKING AMONG BUSINESSES WITHIN THE EL CAMINO PLAZA SHOPPING CENTER

CUP 09 009 AND

^TO ACCOMMODATE THE ESTABLISHMENT OF A BONA FIDE RESTAURANT IN A 4000 SQUARE FOOT TENANT SPACE WITH ONSITE BEER AND WINE SALES AT THE RESTAURANT

CUP 09 020

Planning

^CommissionReport

August

^{11 2009}

CUPs09009 and 09020

Page ²

RECOMMENDATION

That the

Planning

^Commission

adopt

Resolution No 4122

approving

Conditional Use Permit 09009 and Resolution No 4123

approving

Conditional Use Permit 09020

BACKGROUND

Project Description

The

applicant

^is

proposing

^{to serve} beer and wine for onsite

consumption ABC

License

Type 41

^{at the}

Japonaise Bakery

in EI Camino Plaza The Cream Pan

portion currently

^{serves as}

bakery

^{for take}out purposes and the

Japonaise Bakery portion

serves as a restaurant for

sit down

food service within an

existing

^{center The}

applicant

wishes to be able to offer customers beer and wine in

conjunction

with their meals To accommodate the

expansion

of the restaurant use the

applicant

^has

^submitted

^a

joint

use

parking analysis

^forthe reduction of offstreet

parking requirements

Site and

Surrounding Properties

The site is an

existing shopping

^center

EI

^Camino

Plaza

^on the western side of EI Camino

Real

^{south of Sixth}

Street

and north of the I5

Freeway Attachment

^A

Location

Map

^{The shared}

parking analysis

^would

apply

to the entire

center

^{which is}

composed

of addresses 600 712 EI Camino

Real

^{also known as} Assessor Parcel Numbers 40163101 and 40163115 The restaurant

applying

for alcoholic

beverage

sales is located in Suites 600 604 EI Camino Real in a

pad building

at the northeast

cornerof the

shopping

^{center near} the intersection of EI

Camino

Real and Sixth Street Other businesses in EI Camino Plaza includea health and fitness _gym small

salons

^a

variety

^of

restaurants

^and

general

^retailuses

The

project

^site

EI

^Camino

Plaza

^is

neighbored by

the Beach Pit BBQ Restaurant and residential areas

Old ^Town

^TustinCultural Resources

District

^{to the}

north

^Planned

Industrial areas to the

west

^commercial

properties

^{to the}

east

and the Santa Ana

Freeway Interstate 5

to the south

see Figure 1

Cream Pan Japonaise Bakery

Figure

¹

Planning

^Commission Report

August

112009

CUPs09009 and 09020

Page

³

History

The EI

Camino

Plaza is an

existing shopping

center with

approximately

³³tenants and a

large

^common

parking

^{area In}

2001

^the

Planning

^Commission

adopted

^{Resolution No}

3776 approving

Conditional Use

Permit

01002 to authorize shared

parking

^{within EI}

Camino Plaza to establish arestaurant with onsite beer and wine sales The

proposed project

^{is a similar}

request

^to

update

^the

parking analysis

^to

verify

^that

sufficient

onsite

parking

facilities exist to accommodate the

expansion

^{of a} restaurant into what was

formerly

^aretail suite The

approval

^{of CUP 09009 for a}

subsequent joint

^use

parking analysis

^would

supersede

^the

approval

^{of CUP 01002}

by

^{Resolution No}

3776 including

conditions of

approval

^asit

relates

to shared

parking only

^The

provisions

of Resolution No 3776 related^to the

approval

^{of a restaurantwith}

on site

beer and wine sales at 654 EI Camino Real would remain

unchanged

Per Ordinance 1354

Off Street Parking Requirements adopted

^{in November}

2008 restaurants

^{cafes or} other similar establishments for the

consumption

of food and

beverages

^onthe

premises

^now

require parking

at the ratio ofone

1

^{space foreach 100}

square feet of gross floor ^area When

the

tenant

improvement

^{for the}

expansion

^{of the}

cafe ^was

completed

^itwas

approved

^{under the}

provisions

^{of the}

previous

code related to

parking

^which

required parking

^{based on} the number of seats

one

space per three

seats Therefore

^{the cafe was}

permitted

to occupy the space within ^alimitation onthe number of seats allowed

However

^the

applicant

^has

subsequently requested

^onsite

alcoholic

beverage

^{sales at} the restaurant In order ^to be

exempt

^from

distancing requirements

to residential

properties

^{other on and offsite sales}

establishments

^and

sensitive usessuch aschurches and

schools

the business must be considered as abona fide

restaurant

per the definition in the Alcoholic

Beverage

^Sales Establishment Guidelines Due to this

expansion

^{of use a new}

parking

summary^was

required

^The

parking

^{lot at} the center is

very large

^{and is used}

jointly by

^a number of commercialretail

uses

However

^{due to the}

high

concentration of restaurant_usesthesite as awhole does notmeet the code

requirements ^for required

^offstreet

parking

Tustin

City

^Code Section 9264 allows forareduction of offstreet

parking requirements

^fior

joint

^{use of}

parking

^areas for nonresidential useswith different

peak

^{hours of}

operation

with the

approval

^ofa conditional _use

permit by

^the

Planning Commission

^{for which an}

application

^has

^been

^filed

DISCUSSION

Joint

Use

Parking

EI Camino Plaza is a

large

^{commercial center with a}

large parking

^lot

^that currently provides

⁴⁸⁴

parking

spaces Under the current

City parking standards

^{the site as a}

whole

is deficient in

parking

Tustin

City

Code Section 9294 allows for a reduction ofi offstreet

parking requirements

with the

approval

^ofa conditional use

permit

^for

parking

facilities to be used

jointly

^for

nonresidential useswith

different peak

^{hours of}

operation

^The

request

^foraCUP

requires

the

applicant

^{to submita}

parking study prepared by

^{a California}licensed traffic

engineer

^or

Planning Commission Report August 11²⁰⁰⁹

CUPS 09009 and 09020

Page⁴

civil

engineer experienced

^{in the}

preparation

^{of such studies}

using

^{Institute of}

Transportation Engineers ITE methodology

^The

study

^needs to demonstrate the

following

1 No substantial conflict will

exist

in the

peak

^{hours of}

parking

demand for the uses

for which

joint

^useis

proposed

The number of spaces ^available after the reduction shall accommodate the

reasonably anticipated

needs of thecenter

during

^{differenthoursof}

operation

3

Parking

spaces

designated

^for

joint

^useshall be located sothat

they

^will

adequately

serve theusesfor which

they

^areintended

Additionally

4 A written and recorded

agreement

shall be drawn and executed

by

all concerned

parties

^{to ensure} the continued

availability

of the number of

parking

spaces

designated

^for

joint

^useand

availability

^of

reciprocal

^{accesseasements}

5

Planning

^Commission

approval

^ofaconditional use

permit

^is

required

^for

parking

areas

serving

^structures

totaling

^over

30 000

square feet

Parl

ing Analysis

The

applicant

^{submitted a Shared}

Parking Study

for EI Camino Plaza

prepared by

^K2

Traffic

Engineering

^Inc

Attachment C

^The

analysis

^{included a} field survey

of

actual usages ^{at the}

existing parking

^lot

performed

^{over an 8hour}

period

^{on a}

Friday

^and

Saturday

to account for

peak weekday

^{and weekend conditions} Peak usage ^was observed at 700 pm^on

Friday evening showing

^{330 spaces}

being

^utilized

Saturday peak

usage ^wasobserved at 745 pm

showing

²⁶⁰

parking

spaces

being

^{utilized The}

study

finds that the

proposed

^restaurant

expansion

^can be accommodated

by

^the

existing

484 spaces onsite

The

City s

^Traffic

Engineer

^has reviewed the submitted

study

^for

methodology

^and

accuracy and ^concurs that sufficient

parking capacity

^{exists to}

grant

the reduction ofoff street

parking requirements through joint use parking

to accommodate the

proposed

restaurant

expansion

^The

analysis

^{is basedon}

the

current mix ofusesin the

center

any

changes

^{to the uses listed in}

Appendix

^A

Existing

^Tenant

Information

^{of the}

approved Parking

^Demand

Study

^would

require approval by

^the

Community Development

Director If in the future a

parking problem

is determined toexiston the

site

^Condition

2

4 of

proposed

Resolution No 4122 allows the

Community Development

Director to

require

^the

property

^owner to prepare ^a

parking

^demand

analysis

^and

provide

^interim

and

permanent

^measuresto

mitigate

^the

problem

The

parking study analyzes parking

^counts

only

and does not

analyze

^the

conformity

^of

the

parking

^lot

design

^or

striping

^{to currentcode}

requirements

^No

changes

^{to the}

parking

lot

layout

^are

proposed

ⁱⁿ

conjunction

^{with this}

application

but any future

changes

^tothe

Planning

^Commission

Report

August 11 ²⁰⁰⁹

CUPS 09009 and 09020

Page⁵

parking

^lot

design layout circulation

^numberor size of stalls would

require approval by

the

Community Development Department Condition

^{22 of}

proposed

^Resolution

4122

Alcoholic

Beverage ^Sales Regulations

and Guidelines

The site is located in the Central Commercial with

Combining Parking Overlay C 2 ^P zoning

district and Old Town Commercial General Plan Land Use

Designation

^Tustin

City

^{Code Section}

9233c v

^{lists alcoholic}

beverage

^sales

establishments

as a

conditionally permitted

^{use in the C2 district}

Thesale ofbeer and wine far onsite

consumption

^canbe authorized in

conjunction

^{with a}

bona fide restaurant use in conformance with the

City s

^Alcohol

Beverage

^Sales

Establishment

Guidelines

^as amended

by

^the

Planning Commission

^and

adopted by

^the

City Council

on

May 21 2001

^{and the}

applicable zoning

^code

regulations

Pursuant to the

Guidelines

^a restaurant use is defined _as A ^retail

establishment

that sells food and

beverages prepared

^onthe

site

where customers are served foronsite

consumption

^At

least

eighty 80 percent

^{of the}

premises seating

^{shall be}

designed

^and used for food

consumption

^and must possess the necessary

utensils table service

and condiment

dispensers

^{with which to serve} meals to the

public Also

the gross annual sales of food must exceed the sale of alcohol The submitted

application

^states

that approximately

⁹⁰

percent

^of

sales

^are estimated to be from food and 10

percent

from alcohol and that no

separate

^{bar area is}

proposed

^Onsite alcoholic

beverage

^sales

establishments except

restaurants are

subject

to distance

requirements

to residential

properties

^{sensitive uses}

and other alcoholic

beverage

^sales

establishments

The Tustin Police

Department

has reviewed the

application

^{and does not} _{have any}

concernsat this time

Proposed

^{Resolution No}4123 contains conditions of

approval

^that

are consistent with the

City s

^Alcoholic

Beverage

^Sales

Establishment

Guidelines to

mitigate

any

potential

^adverse

impacts

^{for on}site sale and

consumption

of beer and wine in

conjunction

with the restaurant

Hours of

Operation

The restaurant and

bakery currently operate

^{from 700 amto 4}_{00 pm The}

applicant s proposed

^{hours of}

operation

^{arefrom 700 amto 1000} pm

daily

In order to

provide

additional

flexibility

consistent with other restaurants in the_area Condition 23of

proposed

Resolution No 4123 limits the hours of

operation

^{to 700 am}to 1100 pm

daily

^should

the applicant

^{decide to extend the}

closing

^time

by

^one

1

hour in the

future Any

^other

extensions to the hours of

operation

^{could be}

approved by

^the

Community Development

Director if it is determined that noadverse

impacts

^tothe

surrounding

^tenantsor

properties

would occur Pursuant to

proposed

^Condition

2 3

food service shall beavailable at all times when alcoholic

beverages

^{are served}

Planning Commission Report August 11 ²⁰⁰⁹

CUPS09009and 09020

Page⁶ FINDINGS

CUP09009 JointUse Parkin

In

determining

^{whether to approve the} Conditional Use

Permit

^the

Planning

Commission must determine whether ornot the

proposed project

^will be detrimental to the

health safety morals comfort

^and

general

welfare of the _persons

residing

^or

working

^{in the}

neighborhood

^or whether it will be

injurious

^or detrimental to

property

^or

improvements

^{in the}

vicinity

^{or to} the welfare of the

City

^A decision to approve this

request

^{can be}

supported by

^the

following findings

1 That a Shared

Parking Study

^dated

May 8 20D9

^was

prepared by

^a

licensed traffic

engineer Kay Hsu P E

of K2 Traffic

Engineering

ⁱⁿ

accordance with Tustin

City

Code Section

9264

2 That the Shared

Parking Study

has been reviewed and

accepted by

^the

City

s

^Traffic

Engineer

^for

methodology

and accuracy

3 That the Shared

Parking Study

demonstrates that _no substantial conflict will exist in the

peak

^{hours of}

parking

demand for the center for

existing

and

proposed

^uses and that the

proposed

^restaurant

expansion

^{can be}

accommodatedon

site

4 That the number of spaces needed for the

proposed

restaurant does not exceed the number of spaces

anticipated

to be available

during

^different

hours of

operation

5 That the

parking

spaces

designated

^for

joint

^{use are} located such that

they

^will

adequately

^{servethe usesfor which}

they

^are

intended

6 That the

proposed

^{use as}

conditioned

^{will not have} a

negative

^{effect on}

surrounding properties

^or

impact

^{traffic orthe}

availability

^of

parking

^{in that}

sufficient parking

would be available

on site

7 That a written

agreement is required

^to be recorded on all

properties

involved to ensure the continued

availability

of the number of

parking

spaces

designated

^for

joint

^{use and}

availability

^of

reciprocal

^access

easements

CUP 09020 Alcoholic

Beverage

^Sales

In

determining

^{whether to} _approve the Conditional Use

Permit

^the

Planning

Commission _must determine whether or not the

proposed

^onsite alcoholic

beverage

sales will be detrimental to the

health safety morals comfort

^and

general

^{welfare of}

the persons

residing

^or

working

^{in the}

neighborhood

^or whether it will be

injurious

^or

detrimental to

property

^or

improvements

^{in the}

vicinity

^{or to}the welfare of the

City

^A

decision to approve this

request

^{can be}

supported by

^the

following findings

Planning

^Commission Report

August

^{11 2009}

CUPS 09009 and 09020

Page ⁷

That the sale of

proposed

^{onsite sale and}

consumption

of beer and wine

are

permitted

within the Central Commercial

C 2 zoning

district with the

approval

^ofa

Conditional

Use

Permit

2 That _as

conditioned

^the

proposed

^onsite

consumption

of beer and wine is consistent with the Alcoholic

Beverage

Sales Establishment

Guidelines

as

amended

by

^the

Planning

Commission and

adopted by

^the

City

^{Council on}

May 21 2001

3 That as

conditioned

^the

proposed

^onsite

consumption

^{of alcoholic}

beverages

would be in

conjunction ^with

^a restaurant where food will be served atall times when alcoholic

beverages

^are

served

4 That per the Alcoholic

Beverage

Sales Establishment

Guidelines

^{bona fide}

restaurants with onsite alcoholic

beverage

^{sales are}

exempt

from distance

separation requirements

^to residential _uses sensitive _uses and other alcoholic

beverage

^sales

establishments

5 That the restaurant use is located within a retail center and a commercial corridor

along

^{EI Camino Realwherea}

variety

^of

retail office

and restaurant

uses are located The characteristics of the use and

proposed

^{hours of}

operation from

700 am to 1100 pm

daily

^are consistent with the

operations

^of

surrounding

uses

Thatthe restaurant

expansion

^canbe accommodated

by ^the existing parking capacity

^{asfound in the}

accompanying joint use parking analysis CUP

⁰⁹

009

7 That the Tustin Police

Department

has reviewed the

application

^{and has no}

immediateconcerns

J cccJ

Reina

Kapadia

Elizabeth A Binsack

Associate Planner

Community Development

^Director

Attachments

A Location

Map

B Submitted Plans

C Submitted

Parking Study

D

Planning

Commission Resolution No 4122 E

Planning

Commission Resolution No 4123

S1Cdd1PCREPORT120091CUPs 09009and 09020 EICamino Plazaparking^andABCdoc

Attachment A

Location Map

LOCATION MAP

ADDRESS 600 712 EL CAMINO REAL PROJECT NO CUPS 09009 09020 JOINT

USE PARKING AND ONSITE ALCOHOLIC BEVERAGE SALES

Attachment B

Submitted ^Plans

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Attachment C

Submitted Parking ^Study

K2

Ice TRAFFICEN6INEERIN6 ^Inc

G raliic CvntrblSignal Synchrnnizatipn IarKiny 5Yudy

May

^{8 2009}

RESPONSE TO COMMENTS

CREAM PAN BAKERY PARKING DEMAND STUDY

The revised

study

^dated

May

^{8 2009 has}

incorporated

^{reviewcommentswith the}

following

^responses

No 2 The total

parking

space should be484 basedonactual conditions

on

Feb 27

^{2009 Site}

plan Parking Layout

has been revised No3 5 8 Comments addressed

No 9

Appendix

^{A isrevised toshow3000 SF for the}

existing

^Cream

Pan

facility

No 10 Comments addressed

No 1 l Theconceptofzones is introduced

only

for the convenience of field counts irrelevanttodistributionpattern ^ifanyofthe

parking

lot The

parking

^{lot is}

permitted

^for

parking

^{ofalltenantsand}

costumersofthe El Camino Plaza Our observation found that

parking

spaces^areavailable within reasonable

distances

^on

site

^at

anytime

during

^ourfield surveys

indicating they

^can

adequately

servetheusefor which

they

^areintended

No 12 Total

parking

lot is verifiedfor⁴⁸⁴

parking

spaces based^onactual conditionson

Feb 27

^{2009 Tlae}

Study exhibits

^and

appendix

arerevised

accordingly

Forcomment notlisted

above please

^seeresponses fromthe^architector

project

^owners

if there areany

questions please

^{feel free to call}

Kay

Hsu Traffic

Engineer

^at

714

832 2t 1b

K2 TraicEngineering^lnc

14421rvineBlvd Suite 235 Tustin^{CA 9278D Tel 7148322116 Fax 9492665875 Email} k2trafIicrnailcom

L

1C2 TRAFFICEN6INEERIN6 ^Inc rG ui ci iis iuoudarii wMay

8 2009

^Yoshi

Inaoa ^Cream Pan Bakery

600

El Camino Real Tustin

CA

^{92780 Re}

Shared Parking

Study for

^{CreamPan Bakery}

E

Camino Plaza

Tustin

^Dear

Yoshi

Per

your request we ^{have conducted} a shared parking

study for

the proposed

expansion of

Cream Pan Bakery

in

^{El Camino Plaza} This letter presents our methodology

and

^findings

in

^regards

to

^theadequacy

of

^parking

spaces

EXISTING

CONDITIONS El

Camino Plaza issituated atthesouthwest cornerofEl Camino Real and 6

Street

in the City

of

Tustin Existing

tenants

^{atthe plaza}

include

^Bally

Total

^Fitness

Curtain

Call Dinner Theater

restaurants

retail stores and offices At the time of survey there are ^only

three

^{vacant unit Suite}

632C 668B and

⁷⁰²

The

^tenant information

canbefound in Appendix

A

^PROJECT

INFORMATION The

Cream Pan expansion

will

^reclassify

Cream

^{Pan toarestaurant use by}

adding the

neighboring

vacant

^{unit 1}

000 square

feet

to

^{the existing}

restaurant

³

000 square

feet

Upon completion of

the expansion

the

^proposed

bakery cafe will

^occupy

the entire existing

building of

⁴⁰⁰⁰ square feet The proposed

project also

^plans

to

^extend its businesshours to0 pm currently

open

^{from 7 a mto4p}

m E

MAY

2 0 2009 CQMMUNI7Y

pVEgPMhrfIPT

SharedParking Study forCrecrm^PanBakery El CaminoPlaza Tustin

PARKING

REQUIREMENTS

May 8²⁰⁰⁹ Page2of³

According

^to Ordinance No 1354 of the

City

^{of Tustin offstreet}

parking

^is

required

^forrestaurants atthe ratioofone space far each 100 square feet of gross floor area The restaurant

expansion

^should

require

^ten

10 parking

spaces With consideration of the

existing

^business

operation

^the

proposed project requires

^ten

10

^additional

parking

spaces for

its

^{currentbusiness} hours between 7 amand 4 p

m

forty 40

^additional

parking

spaces for its extended business hours between 4 p

m and 10 pm The

project parking

^{demandsareshown in Table 2}

Table 2 Project Parking Demand

Parkin S ace

Cream PanBakery Restaurant

Ex ansion

Cream Pan

Bakery

Existin Gafe Tota

GFA 1000s ft 3000 ft

Land Use Restaurant Restaurant

Parkin Ratio _{1 s ace} 100s ft 1 s ace 100s ft

7AMto4PM 10 0 10

4 PM to 10 PM 10 30 40

A fullcalculation ^for

parking requirement

^{of all tenantsis}

provided

ⁱⁿ

Appendix

^A

SHARED PARKING ANALYSIS

Shared

parking analysis

^{includes a} field survey of actual usages ^at the

existing parking

^{lotThis fielddatais usedto}evaluate the

adequacy

^ofthe

parking supply

^to accommodate

existing

^{and future}

parking

^{demand The field} surveys ^were

performed

on anormal

non holiday Friday

^and

Saturday

^{totake intoaccountboth}

weekend and

weekday parking

demands Parked vehicles were counted

by

^K2

Traffic Engineering

^{Inc in the}

parking

^{lot every 15 minutes for}

eight

^hours

each

day

^on

February 27

^{2009 and}

February 2

^{2009 The}

existing parking

^lotwas

subdivided into five_areas for the convenience offield observations As shown on

Sl ar

edParkingStudyfvr^{Creanr Pun} 73akery May^{b 2009}

El Camino Plaza Tuslin Page ³of³

Exhibit

1 parking

^{areas are} used for the convenience of field counts irrelevant to

distribution

pattern

^ifanyofthe

parking

^{lot At the ti}ne of field

observation

^our actual countstotaled 484

parking

spaces

To^accountforvacant

units

^the

study applied

^the

parking

^{ratio ofone} space for 25U squarefeet for retailoffice useTherearethree vacant

units

^{a total of}

3 06

square

feet requiring

^thirteen

13 parking

^spaces Vacant units and

existing

^tenant

parking combined

^the

peak parking period

^{occurs at700} pm^on

Friday using

³³⁰

parking

^{spaces and at 745} pm^on

Saturday using

²⁶⁰

parking

spaces The field data canbe found in

Appendix

B The result of_{the survey}is illustrated in Exhibit²

toShaw

hourly

accumulations

SUMMARY

Our field survey has shown ^that there are 154 and 224 available

parking

spaces within the El Camino Plaza at the

peak parking period

^on

Friday

^and

Saturday respectively

^The

project

^{demand of}

arty 40 parking

spaces ^can be

adequately provided by

the available

parking

spaces

Regards

K2

Traffic Engineering

^Znc

R _{FEg pH}

p Y NSA W yc

T2 2 5 ^m

Jende

Kay Hsu P E

^{CE E}

ir

State Licensed C63558 ^TR22f5 hr

Exhibit 1 2 appendixA B

Q a0F ESS pN Q4 ^{PY NSA q}

c No 63 ⁵⁸

c

_Exp 3 _v k

K2 TrafficEngineering Inc

1442 IrvineBlvd ^suite235 Tusiin^{CA 9278U r7148322116 F9492665875 ImaiL}k2trafficitgruailcom

SIXTH ST

PROPOSED EXPANSION BY CREAM PAN

I

r 1 ^II

1

t

2 ^{E 102}

^{CREAMEXISITINGPAN}

j

^EXISfRNG BAKERY CAFE

BUILDING jw

j

ri 12

b

ExlsmNC

J

o BUILDING

c

C 99

i

20 20 EXISffiNG i

3

^J

BUILDING w

r i

r

l ⁱ

O

I

ICI I

6

f ^EXISRING

EXISTING BUILDING

BUILDING EXISITING BUILDING

i

ⁱ

B 14

A

Y

^{PARKING AREA X PARKING SPACES}

a

NORTH NOT TO SCALE 1TOTAL PARKING 484 SPACES BASED ON ACTUAL COUNTS ^ON FEB 27 2009

2 LAYOUTS ARE SHOWN APPROXIMATE ONLY THIS IS NOT AN ASBUILT PLAN

3 PARKING AREAS SHOWN HERE ARE FOR THE CONVENIENCE OF FIELD COUNTS EI Camino Plaza Parking^Study

IRRELEVANT TO DISTRIBUTION PATTERN IF ANY OF THE PARKING LOT

PARKING LAYOUT

K2 TRAFFIC EJVGJAlEERJNG EXHIBIT 1

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