HomeMy WebLinkAbout20190614_Parking Management Plan_05-15-2019engineering
uroup,inc.
May 16, 2019
Ms. Kaitlin Crowley
MOBILITIE
660 Newport Center Drive, Suite 2 00
Newport Beach, CA 92660
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COM lv\U N IT Y
DEVELOP MENT
JUN 1 4 .2019
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t1affic e11y111eeri11g & de ign
tr;insportation planning
!)arking
acoustical engineering
ai r qua lil y & gl1g
Subject: 215 Riverside Avenue Parking Management Plan, City of Newport
Beach,
Dear Ms. Crowley:
Introduction
RK ENGINEERING GROUP, INC. (RK) is pleased to submit this proposed Agreement to
provide parking management plan for the proposed 2-story 2,921 square feet general
office building. The project is located at the northwest corner of Riverside Avenue and
Avon Street, in the City of Newport Beach. A total of 47 parking spaces will be provided
onsite. A site plan is included in Exhibit A.
The project is proposing to replace an existing 3-story 8,721 mixed use (restaurant, retail
and medical office) building.
Based on the site plan provided in Exhibit A, the project will consist of two pa rking areas.
The lower parking area has direct access from Avon Street and consists of 3 tandem
parking spaces and 14 regular parking spaces and 2 ADA spaces. The lower parking area
consists of 22 parking spaces.
The upper parking area has direct access from Rive rside Avenue and consists of 3 tandem
parking spaces and 19 regular parking spaces. The upper park ing area has a total of 25
parking spaces.
As a result , the project provides a total of 47 parking spaces (33 regular parking spaces, 2
ADA spaces and 6 tandem parking spaces (can accommodate 12 vehicles)).
The City of Newport Beach Off-Street Parking Requirements for general office use is 1
parking space per 250 square feet. As a result, the project requires a total of 12 parking
spaces. Representatives of the project are proposing to utilize the tandem parking spaces
4000 westerly place, ste. 280
newport beac11, ca 92660
G (949) 474 .. 0309
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MOBILITIE
RK15295
Page 2
to park the general offic e tenant. As a result, the City of Newport Beach is requiring a
parking management plan in order to ensure that the tandem parking configuration can
be successfully accommodated by employees. Furthermore, a Letter of Intent (LOI) has
been authorized by a future tenant (Ms. Mayra Ramirez, Director, Boardwalk Investment
r· Group) to occupy the propo sed general office space and utilize the twelve (12) reserved
tandem parking spaces. Appendix A includes the "Boardwalk Investments Group 215
Riverside Avenue, Suites 100 & 2 00 Newport Beach, CA 92663" LOI.
Furthermore, the remaining 35 non-tandem parking spaces onsite will be utilized for
overflow parking from res ta urant use located at 2902 West Coast Highway. The overflow
parking area is within walking distance from the 215 Riverside Avenue property and will
satisfy the off-site parking requirements for the CUP application for 2902 West Coast
Highway.
The objective of this parking management plan is to include long-term strategies in order
to effectively manage on sit e tandem parking by implementing best practices and
encouraging employees to ut ili ze public transit, bicycling, and carpooling when possible.
The plan will provide fu t ure general office tenants with guidelines on how to utilize and
effectively manage the tandem parking configuration.
Parking Management Pla n Rec ommendations
1. Parking space dimensions shall conform to the City of Newport Beach section
21 .40 .070 Development Standards for Parking Areas.
The twelve tandem parking spaces shall be striped and/or signed as dedicated
parking spaces whi ch are designated for the general office use tenant.
3. A representative of t he general office tenant shall be assigned as the "Parking
Coordinator" (PC). The PC assigns the tandem parking space locations (i.e. 1 A, 1 B,
2A, 2B, etc.) to emp loyees . Employees are provided with a sticker/placard which
designates the ass igned tandem parking location. Employees can only park within
the tandem par king spaces. The PC should take into account employee shifts and
schedules in ord er t o minimize unnecessary movement of vehicles during business
hours.
4. The general office tenant shall record all license plate numbers of all
employees. There fore , management can routinely check parked vehicles and ensure
r:,n engln,eering
L.U.U uroup;lnc.
rkr.ngineer.com
MOBILITIE
RK15295
Page 3
that only the designated parking spaces are being utilized for employee parking.
Any employee vehicle that is parked in a restricted area will be given a notice.
5. Implement a parking reduction incentive program to reduce or eliminate employees
utilizing a parking space. Parking reduction programs provide monetary incentives
for employees to utilize public transit, carpool, bicycle or walk in place of driving
their own vehicles.
6. In order to promote bicycle riding and reduce the parking demand, the general
office tenant may also consider adding secure bicycle racks to provide bicycle
parking for the employees that choose to commute to work on a bike.
If you have any questions regarding this parking management plan, please call me at (949)
474-0809.
Respectfully submitted,
RK ENGINEERING GROUP, INC.
Rogier Goedecke
President
Attachment
2830-2019-03
r:TT2 anuinaerlnu
bU.U aroup, Inc.
rkeng ineer.com
Exhibits
Exhibit A
Site Plan
21 5 Riverside Avenue, Newport Beach
First Floor and Second Floor
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L sDrchitects
LAIDLAW SCHULTZ
215 Riverside Ave
Newport Beach, CA 92663
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L sOrchitects
LAIDLAW SCHULTZ
215 Riverside Ave
Newport Beach, CA 92663
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Appendices
Appendix A
Letter of Intent
"Boardwalk Investments Group 215 Riverside Avenue,
Suites 100 & 200 Newport Beach, CA 92663"
May 13, 2019
Ms. Mayra Ramirez
Director
VYLL/\
Sent Via Email
Boardwalk Investments Group
Re: Letter of Intent -
Dear Mayra:
Boardwalk Investments Group
215 Riverside Avenue, Suites 100 & 200
Newport Beach, California 92663
Thank you for your interest in the location of 215 Riverside Avenue 1 as the new office of
Boardwalk Investments Group. Enclosed, please find the terms upon which the Landlord
would be willing to enter in to lease negotiations for the Premises stated above.
This proposal is not intended to bind any of the persons or entities referred to herein to
enter into a lease. No person or entity referred to in this Proposal shall have rights against
or obligation to the other unless and until a fully-executed lease on Landlord's form has
been entered into and delivered to the proposed Tenant.
Should you have any questions regarding the proposal, please do not hesitate to contact
me at (949) 751-9853.
LANDLORD:
TENANT:
TRADE NAME:
PREMISES:
PERMITTED USE:
TERM:
COMMENCEMENT DATE:
Mobilitie Real Estate Investment LLC
Boardwalk Investments Group, LLC
NIA
215 Riverside Ave., Suite 100 & 200 (the
"Premises"). The Premises will consist of
approximately 2,921 SF.
The Premises shall be used solely for
general office use and for such other lawful
purposes as are consistent with uses of
office space in comparable buildings in the
are of the Property, and which are not
expressly prohibited by the Landlord or
applicable zoning laws.
Sixty (60) months
Earlier of (i) the date Tenant opens for
business to the public in the Premises, or
(ii) the expiration of fifteen (15) days after
BASE RENT:
OPERATING EXPENSES:
TENANT
IMPROVEMENT ALLOWANCE:
TENANT'S WORK:
LANDLORD'S WORK:
SECURITY DEPOSIT/ GUARANTY:
PARKING:
ASSIGNMENT/SUBLETTING:
the Landlord delivers possession of the
Premises to Tenant to furnish and fixturize.
$60.00/RSF per annum, increased by 4%
annually.
Base rent is inclusive of utilities (except
telephone/data and interior janitorial),
common area janitorial service, insurance,
taxes, security, and standard HVAC
service. Tenant shall be responsible for its
pro rata share of all operating expenses in
excess of the specified operating expense
base year ending December 31st, 2019,
based on a 95% occupancy level. Tenant
shall be excused from any expense
escalations for the initial 12 months of the
lease term.
Landlord is not willing to provide a Tenant
Improvement Allowance for this proposed
transaction. Landlord shall provide the
Premises on an "as-is" basis.
Tenant shall be entitled to construct
interior and non-structural improvements
in the Premises, per a mutually approved
plan, at Tenant's sole cost and expense.
N/A
Tenant shall prepay the first month's base
rent upon execution of the lease
document. The amount of the security
deposit shall be determined upon receipt
and review of Tenant's financial
statements.
Tenant's employees shall have the
exclusive right to use, free of charge for the
Term, twelve (12) reserved tandem stalls,
located on the base and top floors of the
parking structure. Tenant agrees to be
solely responsible for managing Tenant's
parking. Landlord shall not supply valet
services.
Provided Tenant has not been in default,
Tenant may assign this Lease to a
successor to Tenant by merger,
consolidation or the purchase of
SIGNAGE:
HEATING, VENTILATION, AND A/C
OPTION TO EXTEND:
HOLDING OVER:
BROKER:
substantially all of Tenant's assets, or
assign this Lease or sublet all or a portion
of the Premises to an affiliate, without the
consent of Landlord provided that all of the
following conditions are satisfied: (i)
Tenant gives Landlord written notice; and
(ii) the successor entity resulting from any
merger or consolidation of Tenant or the
sale of all or substantially all of the assets
of Tenant, has a net worth at the time of
transfer that is at least equal to the net
worth of Tenant immediately before such
transfer. Any other assignment or
sublease will be made with the proper
written consent of Landlord, which shall
not be unreasonably withheld in
accordance with the standards set forth in
the lease. Any excess rents from the
assignment or sublease will be split 50/50
between the Landlord and Tenant,
respectively.
Tenant shall be allowed to install one (1)
eyebrow sign. Any sign must receive the
approval of the Landlord and the City of
Newport. All signage is for the exclusive
use of Tenant and cannot be assigned or
transferred. All costs associated with said
signage, including but not limited to,
fabrication, installation, and removal shall
be borne by Tenant.
Tenant shall have the right to designate its
operating hours for air-conditioning to the
Premises, provided such use does not
exceed two hundred eighty-three (283)
hours per month.
Landlord is not willing to provide an Option
to Extend for this proposed Lease.
150% of the then rent paid at time of lease
expiration.
By executing this agreement, Tenant
recognizes Landlord is not responsible for
the payment of a brokerage fee in
association with this lease proposal. Villa
Asset Management is a licensed real
estate brokerage company and shall act
exclusively as the representative of the
Landlord in this transaction.
CONFIDENTIALITY: Terms and conditions of this letter and details of ensuing
negotiations are confidential.
This Proposal does not constitute an offer to lease, nor a reservation of, or an option for,
the Premises, nor an indication that you are the only proposed tenant being considered
for the Premises and is intended solely as a summary of the terms currently proposed.
The Landlord will make a final determination as to who shall lease space in the Premises.
Neither party may claim any legal rights against the other by reason of any actions taken
in reliance upon this non-binding Proposal, including without limitation, any partial
performance of the transactions contemplated herein. It is understood that any cost or
expense which has been or will be incurred by you in pursuing the matters dealt with
herein (including, without limitation, attorney's fees, design cost, labor and material costs,
and any cost for lost opportunity) shall be borne solely by Tenant and will not be
reimbursed by Landlord in the event the Lease transaction contemplated is not
consummated. Please also note that if you desire to commence architectural drawings
prior to the receipt of a fully-executed lease, you do so at your own risk and hereby assume
all costs and expenses incurred in connection therewith.
Please call me at (949) 751-9853 if you have any questions regarding the foregoing .
Sincerely,
Danielle Martinez
Manager, Leasing
Villa Asset Management
Authorized agent for the Landlord
DRE No. 02004399
ACCEPTANCE OF TERMS
By M. (hi)
Date: S' / \ 3 J . \°1