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HomeMy WebLinkAbout20191219_ApplicationCommunity Development Department Planning Permit Application 1. Check Permits Requested: D Approval-in-Concept -AIC # D Lot Merger D Coastal Development Permit D Limited Term Permit - 0 Waiver for De Minimis Development O Seasonal O < 90 day 0 >90 days D Coastal Residential Development D Modification Permit D Condominium Conversion D Off-Site Parking Agreement D Comprehensive Sign Program D Planned Community Development Plan D Development Agreement D Planned Development Permit D Development Plan D Site Development Review -D Major D Minor D Lot Line Adjustment D Parcel Map 2. Project Address(es)/Assessor's Parcel No(s) I WestcHff Plaza Shopping Center · CITY OF NEWPORT BEACH 100 Civic Center Drive Newport Beach , California 92660 949 644-3200 newportbeachca.gov/communitydevelopment D Staff Approval D Tract Map D Traffic Study ~ Use Permit -OMinor ~Conditional D Amendment to existing Use Permit D Variance D Amendment -OCode OPC OGP OLCP D Other: 3. Project Description and Justification (Attach additional sheets if necessary): ~onditional Use Permit to allow a reduction in the off-street parking requirements per Section 20.40.11 O of the Municipal Code . 4 . Applicant/Company Name j Gina DiNapoli / Irvine Company Mailing Address j 110 Innovation . . I J Suite/Unit I I ';:::::====::::::::: City J1rvine Phone j (949) 720-3153 State j cA I Zip 192617 j Fax ... I ______ _.I Email lgdinapoli@irvinecompany.com j 5 . Contact/Company Name Jshawna Schaffner I CAA Planning, Inc. M .1• Add 130900 Rancho Viejo Road I Suite/Unit 1285 I a1 mg ress _ City Jsan Juan Capistrano Phone 1(949) 581-2888 -;::==========- St ate jcA . 'I Zip 192675 I I Email Jsschaffner@caaplanning.com I Fax 1(949) 581-3599 0 N J1rvine Company l 6. wner ame ~-:,::==========::::::=============================::i--------;::============:· Mailing Address l 1 10 Innovation Suite/Unit ':;=::::::::==:::::::==:::::!,' City l 1rvine State j cA j Zip 192617 I Phone 1(949) 581-2888 I Fax ~------~! Email jgdinapoli@irvinecompany.com I 7. Property Owner's Affidavit*: (I) (Vve) ~l s_e_e_a_tt_ac_h_e_d_a_u-th_o_riz_a_ti~o_n _ie_tt_er _________ ~ _____ ____,j depose and say that (I am) (we are) the owner(s) of the property (ies) involved in this application. (I) (Vve) further certify , under penalty of perjury, that the foregoing statements and answers herein contained and the information herewith submitted are in all respects true and correct to the best of (my) (our) knowledge and belief. Signature(s),,~ :;f7 ¥ Title : I ~-ED J Date: I /-2 ~11-/'1 DD/MO/YEAR Signature(s): ---------------Title:,..__ _________ __,, Date:~----~ *May be signed by the lessee or by an authorized agent if written authorization from the owner of record is filed concurrently with the application. Please note, the owner(s)' signature for Parcel/Tract Map and Lot Line Adjustment Application must be notarized . F:\Users\CDD\Shared\Admin\Planning_Division\Applications\Application_Guidelines\Pfanning Permit Application -CDP added.docx Rev: 01124117 PA2019-266 I:\Users\CDD\Shared\Admin\Planning_Division\Current_Templates\Office Use Only Form Updated 01/27/2020 2700-5000 Acct. Deposit Acct. No. ________________________ For Deposit Account: Fee Pd: _______________________________________ Receipt No: ____________________________ FOR OFFICE USE ONLY Date Filed: _______________________ APN No: __________________________ Council District No.: _________________ General Plan Designation: ____________ Zoning District: _____________________ Coastal Zone: Yes No Check #: __________ Visa MC Amex # ____________ CDM Residents Association and Chamber Community Association(s): _______________________ Development No: __________________________ _____________________________________________ Project No: ________________________________ _____________________________________________ Activity No: _______________________________ Related Permits: ___________________________ Remarks: ________________________________________________________________________________________ PA2019-266 December 10, 2019 Mr. James Campbell fl IRVINE COMPANY ~, RETAIL PROPERTIES Deputy Director Community Development City of Newport Beach 100 Civic Center Drive Newport Beach, CA 9265 8-8915 Subject: Letter of Authorization for a Conditional Use Pennit to Modify the Site Parking Standards at the Westcliff Plaza Shopping Center Dear Mr. Campbell: Please be advised that CAA Planning, Inc. is authorized to represent Irvine Company in securing approval of a Conditional Use Permit to modify the site parking standards at the Westcliff Plaza Shopping Center. They are authorized to execute, take delivery, request and take necessary action on behalf of Irvine Company pertinent to obtaining approval of said Conditional Use Permit from the City of Newport Beach. IRVINE COMPANY RETAIL PROPERTIES cc: Shawna Schaffner 110 Innovation Drive, Irvine, California 92617-3040 949. 720.2000 PA2019-266 CAA PLANNING December 19, 2019 Mr. Jim Campbell Deputy Community Development Director City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Subject: Westcliff Plaza -Application for a Conditional Use Permit to Allow a Reduction in Off-Street Parking for an Existing Neighborhood Shopping Center Located at 1000-1150 Irvine A venue Dear Mr. Campbell: On behalf of the Irvine Company , CAA Planning, Inc. (CAA) submits the enclosed application for a Conditional Use Permit to allow for a reduction in off-street parking at Westcliff Plaza shopping center located at 1000-1150 Irvine Avenue. The parking reduction is requested in accordance with City of Newport Beach (City) Zoning Code §20.40.llO(B). Westcliff Plaza is located on the comer of Irvine Avenue and Westcliff Drive, and is additionally bound by Rutland A venue and Mariners Square Apartments , as shown on the attached Vicinity Map. The site comprises approximately 113 ,382 square feet of commercial shopping center space and provides a total of 580 parking spaces. Approximately 95 ,775 square feet of the shopping center is currently occupied and 17,607 square feet is currently vacant. The project site is within General Plan Land Use Statistical Area 12, and the development limit for the site is contained within Anomaly 66 . The General Plan (Anomaly 66) allows for a maximum of 138,500 square feet of development at the shopping center as indicated on the attached Land Use Element Anomaly Locations Table LU2. Irvine Company is contemplating improvements to the shopping center including the potential for new construction, within the General Plan development limit. Depending on the types of future uses , it may be necessary to deviate from the City's parking standards for shopping centers over 100,000 square feet, which require parking for each individual use compared to one parking rate for the entire shopping center. In order to allow for future flexibility of uses within the Shopping Center, Irvine Company has prepared a parking study to analyze how future improvements will impact the shopping center parking. No new construction is proposed at this time. A Parking Demand Analysis, dated December 4 , 2019 , has been prepared by Gibson Transportation Consulting, Inc. in order to analyze the existing parking demand and the shared parking opportunities for Westcliff Plaza. While the shopping center is currently developed with 113,382 square feet, the Parking Analysis contemplates an increase in square footage with new 30900 Rancho Viejo Road, Suite 285 • San Juan Capistrano, CA 92675 • (949) 581 -2888 • Fax (949) 581-3599 PA2019-266 Mr. Jim Campbell December 19, 2019 Page 2 of 5 restaurant uses. The Parking Analysis contemplates approximately 7,400 square feet of increased development and a reconfiguration to the parking lot to enhance circulation. Proposed Project The requested reduction in off-street parking is possible through the reconfiguration of the existing parking lot to provide enhanced circulation and additional parking spaces. As indicated above, the Parking Analysis contemplates the addition of approximately 7,400 square feet of new construction, for a total of 120,777 square feet. The reconfigured parking lot would increase the parking supply to 609 spaces , which is an increase of 29 parking spaces. As detailed on the site plan, the major components of the reconfigured parking lot include the following: • Reconfigure existing parking lot for increased efficiency including: • Reconfigure existing angled parking to 90-degree parking. • Addition of new drive aisle to allow direct vehicle access between primary and secondary parking lots by reducing fa9ade of building 1100. • Eliminate secondary driveway along Westcliff Drive to provide additional parking . City Parking Code Requirements The Parking Analysis contemplates an increase in restaurant square footage in order to provide a worst-case parking demand. Parking requirements for the proposed expansion of Westcliff Plaza are established by City Zoning Code §20.40.040, Table 3-10, which details off-street parking rates for land uses within the City. The following table details the City's parking requirement for the existing conditions and the increased restaurant square footage. City Parking Code Requirement Parking Requirement Existing Condition Shopping Center 113,381 sf 580 spaces Proposed Condition Shopping Center 111,990 sf Restaurant 8,787 sf 763 spaces Total Difference ( 183) spaces The existing parking supply would not satisfy the parking required by the City 's Code and would have a shortfall of 183 spaces. While the City's Code provides appropriate parking rates separately for each land use within the shopping center, it does not necessarily take into account the collective nature of uses associated with a shopping center. Therefore, in addition to increasing the parking PA2019-266 Mr. Jim Campbell December 19, 2019 Page 3 of 5 supply to 609 spaces, a shared parking analysis is appropriate to determine the required parking demand. Share Parking Analysis The Parking Demand Analysis was prepared for the purpose of comparing off-street requirements to collected parking demand data and the Urban Land Institute (ULI) and International Council of Shopping Center (ICSC) methodology. The resultant shared parking analysis was used to determine the appropriate amount of parking needed to adequately serve the peak parking demand generated by the uses proposed by the shopping center expansion. The opportunity for shared parking at Westcliff Plaza is a result of the variety of land uses that are offered onsite. The ULI/ICSC model describes shared parking as follows: Shared parking is defined as parking space that can be used to serve two or more individual land uses without conflict or encroachment. The opportunity to implement shared parking is the result of two conditions: • Variations in the peak accumulation of parked vehicles as the result of different activity patterns of adjacent or nearby Zand uses (by hour, by day, by season). • Relationships among land use activities that result in people 's attraction to two or more land uses on a single auto trip to a given area or development. Parking counts were done at the shopping center over a 4-day period (September 11, 2019 through September 14, 2019). The counts began at 10:00 a .m . and continued for a 12-hour duration with a peak parking demand observed at 12 :00 p .m. on Friday, September 13 , 2019. During peak parking demand, a total of 335 spaces were occupied or 58% of the parking supply was utilized. The shared parking analysis, using the recommendations of the ULI/ICSC, took into consideration established parking rates for shopping center ( 4 spaces/4 ksf) and fine dining/casual dining restaurant (18 spaces/20 ksf), time of day, weekend vs. weekday , seasonal variation, mode adjustment and internal capture, auto occupancy, and existing conditions. The input assumptions and results are illustrated on Table 7 of the Parking Demand Analysis. Based on the model, under the future conditions, Westcliff Plaza would experience a peak parking demand of 571 parking spaces during the busiest hour at the busiest day of the year (12:00 p.m. on a December weekday). The model estimate indicates that the proposed parking supply of 609 spaces would exceed the parking demand, and Westcliff Plaza would maintain a surplus of 38 spaces during peak demand conditions . Conditional Use Permit A Conditional Use Permit for a reduction in required off-street parking is requested consistent with Zoning Code §20.40.110 to allow a parking supply total of 609 spaces when the Code alone would require a total of 763 spaces. In compliance with §20.40.110 B, a Parking Demand Analysis was PA2019-266 Mr. Jim Campbell December 19, 2019 Page 4 of 5 prepared and is submitted with this application. As part of the Parking Demand Analysis, two parking management recommendations were provided and will be implemented as necessary. Zoning Code §20.52.020 provides the Planning Commission or the Zoning Administrator the authority to approve Conditional Use Permit applications . To approve or conditionally approve a use permit, the hearing body must make the following findings provided by §20.52.020 F. 1. The use is consistent with the General Plan and any applicable specific plan; 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code; 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and vehicle (e.g., fire and medical) access and public services and utilities; and 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use . A set of draft Findings is included as an attachment to this application. Conclusion The application to approve a Conditional Use Permit for Westcliff Plaza to allow for a reduction in off-street parking is consistent with the provisions of Zoning Code §20.40.110, and the required Findings can be made consistent with Zoning Code §20.52.020 F. During peak demand, the existing parking supply is less than 60% utilized, and even when adjusted for full occupancy, there would still be 126 available parking spaces. With the contemplated increase in restaurant use and full occupancy of the shopping center at 120,777 sf, the proposed parking supply of 609 parking spaces would exceed the conservative model peak demand by 38 spaces. We have included an authorization letter from Irvine Company, a check in the amount of $4,830, and public noticing materials for the processing of this application. We appreciate your time and look forward to working with you on this project. Please do not hesitate to contact me with any questions . PA2019-266 Mr. Jim Campbell December 19, 2019 Page 5 of 5 Sincerely, CAA PLANNING, INC. Shawna L. Schaffner Chief Executive Officer c: Gina DiNapoli Attachments: Vicinity Map Parking Demand Analysis, Gibson Transportation Consulting, Inc. Draft Findings PA2019-266 Westcliff Plaza Draft Conditional Use Permit Findings Chapter 20.52 of the Zoning Code authorizes the Planning Commission or the Hearing Officer to approve, conditionally approve, or disapprove applications for a Conditional Use Permit; and the Zoning Administrator to approve, conditionally approve, or disapprove applications for a Minor Use Permit. To approve or conditionally approve a use permit, the hearing body must make the following findings provided by Section 20.52.020 F. 1. The use is consistent with the General Plan and any applicable specific plan; The project site is located within the Neighborhood Commercial General Plan land use designation which allows for neighborhood shopping centers such as the Westcliff Plaza. The proposed project would allow for a reduction in parking for uses permitted by the General Plan. The proposed project is not regulated by a Specific Plan. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code; The project site is located within the Neighborhood Commercial zoning district which allows for neighborhood shopping centers such as Westcliff Plaza. The proposed parking complies with the zoning code and a parking demand analysis was prepared demonstrating that the proposed onsite parking would be adequate during peak demand hours for the shopping center uses. 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity; The proposed project allows for off-street parking reduction at an exiting shopping center. The parking lot will be reconfigured for efficiency and to accommodate additional parking spaces. The proposed reconfigured parking lot is consistent with the existing shopping center and the surrounding uses which are mainly commercial/retail in nature. Residential uses are located toward what would be considered the back of the shopping center and on secondary streets. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and vehicle (e.g., fire and medical) access and public services and utilities; and The additional parking is consistent with the existing shopping center and the surrounding uses which are mainly commercial/retail in nature. Residential uses are located toward what would be considered the back of the shopping center and on secondary streets. The project site is suitable for the reduction in off-street parking, as the parking lot will be reconfigured for efficiency and to accommodate additional parking spaces. Adequate public and vehicle access and public services and utilities will be provided onsite. 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. PA2019-266 Westcliff Plaza Draft Conditional Use Permit Findings The proposed parking reduction would not be detrimental to the harmonious growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. The parking supply at the project site will exceed the model peak demand hours for the proposed project and therefore there is adequate parking proposed to meet the need of the project. PA2019-266 Vicinity Map Westcliff Shopping Center 1 mi N➤➤N© 2018 Google © 2018 Google © 2018 Google Data USGS Data USGS Data USGS PA2019-266 DRAFT MEMORANDUM TO: Gina DiNapoli, Irvine Company Retail Properties FROM: Sean Mohn and Janet Ye, EIT DATE: December 4, 2019 RE: Parking Demand Analysis for Westcliff Plaza Newport Beach, California Ref: J1732 Gibson Transportation Consulting, Inc. (GTC) was asked to prepare a parking demand analysis for the proposed expansion of Westcliff Plaza (Project) in Newport Beach, California (City). GTC compared the off-street parking requirements, as indicated by the City of Newport Beach Municipal Code (City Code), to the results of a shared parking analysis based on empirical parking demand data and the Shared Parking, 2nd Edition (Urban Land Institute [ULI] and the International Council of Shopping Centers [ICSC], 2005) methodology. This memorandum summarizes our analysis. PROJECT DESCRIPTION The Project site is located on the northeast corner of Irvine Avenue & Westcliff Drive, as illustrated in Figure 1. The existing site currently consists of approximately 113,382 square feet (sf) of commercial shopping center space and provides a total of 580 parking spaces. Based on discussions with Irvine Company staff, it is our understanding that the Project is proposing the following modifications to the existing site in order to accommodate an additional 8,787 sf of restaurant space and provide a total of 609 parking spaces:  The existing parking lot would be reconfigured to provide 90-degree parking (vs. angled parking)  The pedestrian walkway connecting the primary parking lot (front) to the secondary parking lot (rear) would be modified in order to allow direct vehicular access and circulation  The secondary driveway along Westcliff Drive would be eliminated in order to provide additional parking The proposed modifications described above are illustrated in Figure 2. PA2019-266 Ms. Gina DiNapoli December 4, 2019 Page 2 CITY CODE PARKING REQUIREMENTS The City Code has identified the off-street parking requirements of various land uses; in particular, City Code Section 20.40.040 details the required off-street parking rates for all developments proposed within the City. These parking rates, and the previously approved Use Permit rates for various Project tenants, were applied to the various land use elements of the Project to determine the required amount of off-street parking stalls per the City Code for the following analysis scenarios:  Existing Conditions o Shopping Center – 95,775 sf o Vacant – 17,607 sf  Existing Conditions (Adjusted)1 o Shopping Center – 113,382 sf  Proposed Expansion – 120,777 sf o Shopping Center – 111,990 sf o Restaurant – 8,787 sf Existing Conditions As detailed in Table 1, the Project is required to provide 442 parking spaces based on the Existing Conditions scenario, City Code parking rates, and the previously approved Use Permit rates for various Project tenants. This parking requirement is satisfied by the current parking supply of 580 parking spaces. Existing Conditions (Adjusted) As detailed in Table 2, the Project is required to provide 513 parking spaces based on the Existing Conditions (Adjusted) scenario, City Code parking rates, and the previously approved Use Permit rates for various Project tenants. This parking requirement is satisfied by the current parking supply of 580 parking spaces. Proposed Expansion As detailed in Table 3, the Project is required to provide 763 parking spaces based on the Proposed Expansion scenario, City Code parking rates, and the previously approved Use Permit rates for various Project tenants. This parking requirement would not be satisfied by the proposed parking supply of 609 parking spaces. 1 The Existing Conditions (Adjusted) land use allocation assumes the activation of the currently vacant shopping center space. PA2019-266 Ms. Gina DiNapoli December 4, 2019 Page 3 City Code Summary As detailed in the analyses above, the Project would not be able to satisfy the City Code off- street parking requirements based on the Proposed Expansion land use allocation. The City Code analysis indicates a parking deficit of 183 parking spaces. It should be noted that the City Code parking requirements identified above for each individual land use are not necessarily reflective of the collective land use parking demands experienced with shopping centers. The City Code analysis assumes that the demand for each land use peaks at the same time or that the peak is consistent for all tenants within each land use category; this may lead to the provision of more parking than is needed at any given time. As such, a shared parking analysis was performed based on empirical data to help determine the appropriate amount of parking needed to adequately serve the peak parking demand generated by the proposed land uses of the Project. SHARED PARKING ANALYSIS The shared parking demand analysis was performed using the ULI/ICSC model in Shared Parking, 2nd Edition, which describes shared parking as follows: Shared parking is defined as parking space that can be used to serve two or more individual land uses without conflict or encroachment. The opportunity to implement shared parking is the result of two conditions:  Variations in the peak accumulation of parked vehicles as the result of different activity patterns of adjacent or nearby land uses (by hour, by day, by season)  Relationships among land use activities that result in people’s attraction to two or more land uses on a single auto trip to a given area or development Most zoning codes provide peak parking ratios for individual land uses. While this appropriately recognizes that separate land uses generate different parking demands on an individual basis, it does not reflect the fact that the combined peak parking demand, when a mixture of land uses shares the same parking supply, can be substantially less than the sum of the individual demands. For example, retail uses typically peak in the early to mid-afternoon while restaurant uses typically peak in the evening. Empirical Data Collection In order to ascertain the weekday and weekend parking needs of the Project based on the Proposed Expansion land use allocation, parking utilization surveys at the existing site were conducted over a period of 12 hours beginning at 10:00 AM on the following dates:  Wednesday, September 11, 2019  Thursday, September 12, 2019 PA2019-266 Ms. Gina DiNapoli December 4, 2019 Page 4  Friday, September 13, 2019  Saturday, September 14, 2019 The parking utilization survey data is summarized in Table 4 and detailed in the Attachment. As shown in Table 4, the peak parking utilization, i.e., the peak parking demand for the Project under Existing Conditions, of 335 spaces (or 58%) was observed at 12:00 PM on Friday, September 13, 2019. Shared Parking Assumptions and Model Calibration The shared parking model utilizes a series of assumptions, in addition to the base ULI/ICSC data, to develop the parking demand model. This discussion explains the assumptions used in this analysis and describes the background documentation used for each of these factors. Land Use Allocation. The ULI/ICSC methodology recommends that the parking demand for restaurant and/or entertainment space be calculated independent of shopping center space when the percentage of those land uses exceeds 20% of the total shopping center square footages. The amount of Project restaurant and/or entertainment space does not exceed 20% of the total shopping center square footage under any of the analysis scenarios, which would allow the Project parking demand to be calculated based on the ULI/ICSC shopping center parking demand rates. For conservative purposes, however, the parking demand for the Proposed Expansion scenario was calculated based on both the ULI/ICSC shopping center parking demand rates and the fine/casual dining parking demand rates, as detailed below. Parking Rates. The ULI/ICSC methodology requires that each land use select parking rates; that is, the parking rate for each land use if used independently. The base parking demand rates were developed through an extensive research and documentation effort by ULI/ICSC; these base rates reflect a national average.  For the purposes of this analysis, the weekend base rate of 4.00 spaces/1,000 sf (ksf) (vs. the weekday ratio of 3.60 spaces/ksf) was utilized for the shopping center component of the Project for both the weekday and weekend calculations, effectively calibrating the shared parking model to reflect the observed weekday and weekend variations. The following are the parking demand rates (weekday/weekend) used for the two distinct land use components of this study: o Shopping Center – 4.00/4.00 spaces/ksf o Fine/Casual Dining Restaurant – 18.00/20.00 spaces/ksf Time of Day. The time of day factor is one of the key assumptions of the shared parking model. This factor reveals the hourly parking pattern of the analyzed land use; essentially, the peak demands are indicated by this factor. ULI/ICSC’s research efforts have yielded a comprehensive data set of time of day factors for multiple land uses. As the demand for each land use fluctuates over the course of the day, the ability to implement shared parking emerges. PA2019-266 Ms. Gina DiNapoli December 4, 2019 Page 5  For the purposes of this analysis, the base time of day factors were adjusted slightly to reflect the hourly patterns detailed in the parking utilization data summarized in Table 4, effectively calibrating the shared parking model to reflect the observed hourly patterns. Weekday vs. Weekend. Each shared parking analysis measured the parking demand on a weekday as well as on a Saturday. Research has indicated that a source for variation in parking demand can be traced to the difference between weekday and weekend demand.  As previously discussed, the weekend base rate was utilized for the shopping center component of the Project for both the weekday and weekend calculations, effectively calibrating the shared parking model to reflect the observed weekday and weekend variations. Seasonal Variation. The shared parking analysis in this report was based on the peak month of the year. The total parking demand of the Project was compared over the course of the year; the peak month’s demand is reported.  For the purposes of this analysis, the parking utilization data summarized in Table 4 was conservatively assumed to exhibit the same September to December seasonal variation patterns as the ULI/ICSC data, effectively calibrating the shared parking model to reflect the absolute peak conditions. The following are the September peak month adjustment ratios (customer/employee) used for the two distinct land use components of this study: o Shopping Center – 0.64/0.80 o Fine/Casual Dining Restaurant – 0.91/1.00 Mode Split and Captive Market. One factor that affects the overall parking demand at a particular development is the number of visitors and employees that arrive by automobile. It is common that mixed-use projects and districts have patrons/visitors captured within the site itself based on the mixed-use nature of the Project. The mode split accounts for the number of visitors and employees that do not arrive by automobile (transit, walk, and other means) or are internally captured. The Project’s mode split ratios and internal capture ratios were left unadjusted for conservative purposes. Auto Occupancy. The Project’s shared parking analysis used the national averages for auto occupancy, i.e., the typical number of passengers in each vehicle parking at the site, for all land uses. No changes were made to the ULI/ICSC average rates. Existing Conditions The following land use allocation was assumed for the Existing Conditions scenario:  Existing Conditions o Shopping Center – 95,775 sf o Vacant – 17,607 sf PA2019-266 Ms. Gina DiNapoli December 4, 2019 Page 6 Table 5 illustrates the input assumptions and results of the Existing Conditions shared parking analysis. For each land use, the table shows the base parking demand ratio for a weekday and a Saturday, the mode adjustment (mode split), the non-captive ratio (internal capture), and the peak hour and peak month adjustment ratios (the shared parking model calculates the peak demand to occur at 12:00 PM on a December weekday, the busiest hour of the year for parking demand). Figure 3 illustrates the hourly weekday and weekend parking demand patterns during the peak month of December. For comparative purposes, the empirical September 2019 parking demand patterns are also illustrated on Figure 3. By component, the model estimates that the busiest hour of the year would experience a peak parking demand of 383 spaces under the Existing Conditions scenario, which does not exceed the current parking supply of 580 parking spaces. The results of this analysis are summarized in Table 5. Existing Conditions (Adjusted) The following land use allocation was assumed for the Existing Conditions (Adjusted) scenario:  Existing Conditions (Adjusted) o Shopping Center – 113,382 sf Table 6 illustrates the input assumptions and results of the Existing Conditions (Adjusted) shared parking analysis. For each land use, the table shows the base parking demand ratio for a weekday and a Saturday, the mode adjustment (mode split), the non-captive ratio (internal capture), and the peak hour and peak month adjustment ratios (the shared parking model calculates the peak demand to occur at 12:00 PM on a December weekday, the busiest hour of the year for parking demand). Figure 4 illustrates the hourly weekday and weekend parking demand patterns during the peak month of December. For comparative purposes, the empirical September 2019 parking demand patterns are also illustrated in Figure 4. By component, the model estimates that the busiest hour of the year would experience a peak parking demand of 454 spaces under the Existing Conditions (Adjusted) scenario, which does not exceed the current parking supply of 580 parking spaces. The results of this analysis are summarized in Table 6. Proposed Expansion The following land use allocation was assumed for the Proposed Expansion scenario:  Proposed Expansion – 120,777 sf o Shopping Center – 111,990 sf o Restaurant – 8,787 sf PA2019-266 Ms. Gina DiNapoli December 4, 2019 Page 7 Table 7 illustrates the input assumptions and results of the Proposed Expansion shared parking analysis. For each land use, the table shows the base parking demand ratio for a weekday and a Saturday, the mode adjustment (mode split), the non-captive ratio (internal capture), and the peak hour and peak month adjustment ratios (the shared parking model calculates the peak demand to occur at 12:00 PM on a December weekday, the busiest hour of the year for parking demand). Figure 5 illustrates the hourly weekday and weekend parking demand patterns during the peak month of December. For comparative purposes, the empirical September 2019 parking demand patterns are also illustrated on Figure 5. By component, the model estimates that the busiest hour of the year would experience a peak parking demand of 571 spaces under the Proposed Expansion scenario, which does not exceed the proposed parking supply of 609 parking spaces. The results of this analysis are summarized in Table 7. Shared Parking Summary Based on the results of the ULI/ICSC shared parking analysis, which was conservative in its approach, it is our professional opinion that the proposed parking supply of 609 spaces will easily accommodate the parking needs of the Project under the Proposed Expansion scenario. PARKING MANAGEMENT RECOMMENDATIONS As detailed above, although the amount of restaurant and/or entertainment space does not exceed 20% of the total shopping center square footage under any of the Project analysis scenarios, which would allow the Project parking demand to be calculated based the ULI/ICSC shopping center parking demand rates, for conservative purposes the parking demand for the Proposed Expansion scenario was calculated based on both the ULI/ICSC shopping center parking demand rates and the fine/casual dining parking demand rates. Recognizing that the Project land use allocation (i.e., retail vs. restaurant) and related parking needs may change in the future, should the restaurant and/or entertainment space ever exceed the 20% threshold detailed above and/or the total square footage of the site exceed the 120,777 sf analyzed under the Project Expansion scenario, it is our recommendation that the following parking management measures be considered for implementation: 1. Measure One (M1) - Parking Demand Analysis Update – M1 involves the preparation of an updated parking demand analysis in order to assess the parking needs of the Project under future conditions. If it is determined that the parking demand would not be satisfied by the proposed parking supply, additional parking management measures would be required. 2. Measure Two (M2) - Valet Parking – M2 involves the development and operation of a valet parking program for the patrons of the restaurant space within the Project (or any other commercial tenants that merit such action) in order to address the potential shortfall identified in M1. PA2019-266 ibson -~====================i--transportation consulting. inc. u D LZ '---' J ~ r-· 1104 1100 VACANT 11.235 SF THE COUNTER CUSTOM OUl. T B\JfiGll(S 2.657SF 1112 PICKUPSTIX 1,400SF 1116 975Sf • 1120 CHRQt<.CTACOS 1.300 SF 1,2~ 780SF - """' PMClOflAATl5AN 1.940SF 1128A. 1.265SF • "'" 692SF • 1132 ~~N~:S 1150 RALPHS 27,900 SF RUTLAND ROAD 1024 CROWN ACE HARDWARE 10,270 SF 1020 CVS 23,594 SF 1016 BANK OF AMERICA 7,2DOSF ~ N Notto Scale ,_------------------PR_o_J_E_c_T_s_1T_E _________________ ____.I L_F_1G.2_u_R_E___, EXISTING CONDITIONS __ PA2019-266 ibson -~====================i--transportat io n consulti ng. inc. I It I ,, ~ N --------------Notto Scale '-___________________ P_R_o_JE_c_T_s_i_TE __________________ ____.I L_F_1G3.u_R_E___, PROPOSED EXPANSION __ PA2019-266 0100200300400500600700Parking StallsHourFIGURE 3PEAK MONTH DAILY PARKING DEMAND BY HOUR - EXISTING CONDITIONS WeekdayWeekendSeptember 2019Parking Supply: 580 stallsPA2019-266 0100200300400500600700Parking StallsHourFIGURE 4PEAK MONTH DAILY PARKING DEMAND BY HOUR - EXISTING CONDITIONS (ADJUSTED)WeekdayWeekendSeptember 2019Parking Supply: 580 stallsPA2019-266 0100200300400500600700Parking StallsHourFIGURE 5PEAK MONTH DAILY PARKING DEMAND BY HOUR - PROPOSED EXPANSIONWeekdayWeekendSeptember 2019Parking Supply: 609 stallsPA2019-266 TABLE 1WESTCLIFF PLAZA PARKING CODE SUMMARY - EXISTING CONDITIONSSuite Trade NameArea (sf) Area (%)1150 Ralph's27,900 29% 1 space / 200 sf 140 spaces1132 Newport Nails1,035 1% 1 space /80 sf13 spaces1130 Anthony's Shoe Repair975 1% 1 space / 250 sf4 spaces1128 The Coffee Bean & Tea Leaf 1,200 1% 1 space / 250 sf5 spaces1126 Pandor Bakery1,940 2%21 spaces1124 Z Pizza780 1%4 spaces1120 Chronic Tacos1,300 1%6 spaces1116 Pressed Juice975 1% 1 space / 250 sf4 spaces1112 Pick Up Stix1,400 1%6 spaces1104 VACANT2,635 N/A0 spaces1100 VACANT11,235 N/A0 spaces1062 VACANT3,737 N/A0 spaces1058 Core Reform Pilates1,300 1%9 spaces1052 Massage Envy2,503 3%11 spaces1048 Newport Business Center2,028 2% 1 space / 250 sf8 spaces1044 Kriser's2,750 3% 1 space / 250 sf11 spaces1040 Orangetheory2,420 3% 1 space / 250 sf10 spaces1036 GNC2,200 2% 1 space / 250 sf9 spaces1024 Crown Hardware10,270 11% 1 space / 250 sf41 spaces1020 CVS23,594 25% 1 space / 250 sf94 spaces1016 Bank of America7,200 8% 1 space / 250 sf29 spaces1000 Chase Bank4,005 4%17 spaces7,595 8%46 spaces95,775 100%442 spaces580 spaces138 spacesNotes:[a] As established in Section 20.40.040 (Table 3-10) of the City of Newport Beach Municipal Code and Westcliff Plaza.Parking Surplus/(Shortfall)Total Parking Supply[b] Total floor area represents occupied space only. Total Required SpacesCode Requirement [a]Required SpacesUP2011-031UP2006-022UP3171UP3464UP2012-004UP2010-012UP2010-023Total Required Spaces (Restaurant)Total Floor Area (Restaurant)Total Floor Area [b]PA2019-266 TABLE 2WESTCLIFF PLAZA PARKING CODE SUMMARY - EXISTING CONDITIONS (ADJUSTED)Suite Trade NameArea (sf) Area (%)1150 Ralph's27,900 25% 1 space / 200 sf 140 spaces1132 Newport Nails1,035 1% 1 space /80 sf13 spaces1130 Anthony's Shoe Repair975 1% 1 space / 250 sf4 spaces1128 The Coffee Bean & Tea Leaf 1,200 1% 1 space / 250 sf5 spaces1126 Pandor Bakery1,940 1.5%21 spaces1124 Z Pizza780 0.5%4 spaces1120 Chronic Tacos1,300 1%6 spaces1116 Pressed Juice975 1% 1 space / 250 sf4 spaces1112 Pick Up Stix1,400 1%6 spaces1104 Restaurant2,635 2% 1 space / 250 sf11 spaces1100 Retail11,235 10% 1 space / 250 sf45 spaces1062 Retail3,737 3% 1 space / 250 sf15 spaces1058 Core Reform Pilates1,300 1%9 spaces1052 Massage Envy2,503 2%11 spaces1048 Newport Business Center2,028 2% 1 space / 250 sf8 spaces1044 Kriser's2,750 2% 1 space / 250 sf11 spaces1040 Orangetheory2,420 2% 1 space / 250 sf10 spaces1036 GNC2,200 2% 1 space / 250 sf9 spaces1024 Crown Hardware10,270 9% 1 space / 250 sf41 spaces1020 CVS23,594 21% 1 space / 250 sf94 spaces1016 Bank of America7,200 6% 1 space / 250 sf29 spaces1000 Chase Bank4,005 4%17 spaces10,230 9%46 spaces113,382 100%513 spaces580 spaces67 spacesNotes:[a] As established in Section 20.40.040 (Table 3-10) of the City of Newport Beach Municipal Code and Westcliff Plaza.UP2010-012UP2010-023UP2012-004Total Required Spaces (Restaurant)Total Floor Area (Restaurant)Total Floor Area Total Required SpacesParking Surplus/(Shortfall)Total Parking SupplyUP3464Code Requirement [a]Required SpacesUP2011-031UP2006-022UP3171PA2019-266 TABLE 3WESTCLIFF PLAZA PARKING CODE SUMMARY - FUTURE CONDITIONSSuite Trade NameArea (sf) Area (%)1150 Ralph's27,900 23% 1 space / 200 sf 140 spaces1132 Newport Nails1,035 1% 1 space /80 sf13 spaces1130 Anthony's Shoe Repair975 1% 1 space / 250 sf4 spaces1128 The Coffee Bean & Tea Leaf 1,200 1% 1 space / 250 sf5 spaces1126 Pandor Bakery1,940 1.5%21 spaces1124 Z Pizza780 0.5%4 spaces1120 Chronic Tacos1,300 1%6 spaces1116 Pressed Juice975 1% 1 space / 250 sf4 spaces1112 Pick Up Stix1,400 1%6 spaces1104 Restaurant2,635 2% 1 space / 250 sf11 spaces1110 Medical Office5,205 4% 1 space / 200 sf26 spacesRestaurant4,638 4% 1 space /50 sf93 spaces1062 Retail3,737 3% 1 space / 250 sf15 spaces1058 Core Reform Pilates1,300 1%9 spaces1052 Massage Envy2,503 2%11 spaces1048 Newport Business Center2,028 2% 1 space / 250 sf8 spaces1044 Kriser's2,750 2% 1 space / 250 sf11 spaces1040 Orangetheory2,420 2% 1 space / 250 sf10 spaces1036 GNC2,200 2% 1 space / 250 sf9 spaces1024 Crown Hardware10,270 9% 1 space / 250 sf41 spaces1020 CVS23,594 20% 1 space / 250 sf94 spaces1016 Bank of America7,200 6% 1 space / 250 sf29 spaces1000 Chase Bank4,005 3%17 spacesNew Pad Restaurant8,787 7%1 space /50 sf 176 spaces23,655 20%315 spaces120,777 100%763 spaces580 spaces(183) spacesNotes:[a] As established in Section 20.40.040 (Table 3-10) of the City of Newport Beach Municipal Code and Westcliff Plaza.UP2010-012UP2010-023UP2012-004Total Required SpacesTotal Required Spaces (Restaurant)Total Floor Area (Restaurant)Total Floor AreaTotal Parking SupplyParking Surplus/(Shortfall)UP3464Code Requirement [a]Required SpacesUP2011-031UP2006-022UP3171PA2019-266 10 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PMWednesday (September 11, 2019) 273 261 297 290 284 289 300 300 258 235 165 110Thursday (September 12, 2019) 257 267 293 265 258 287 274 266 204 197 150 145Friday (September 13, 2019) 270 285335299 272 272 283 271 229 202 135 104Saturday (September 14, 2019) 304 313 329 306 281 235 225 194 168 143 110 10010 AM 11 AM 12 PM 1 PM 2 PM 3 PM 4 PM 5 PM 6 PM 7 PM 8 PM 9 PMWednesday (September 11, 2019) 47% 45% 51% 50% 49% 50% 52% 52% 44% 41% 28% 19%Thursday (September 12, 2019) 44% 46% 51% 46% 44% 49% 47% 46% 35% 34% 26% 25%Friday (September 13, 2019) 47% 49%58%52% 47% 47% 49% 47% 39% 35% 23% 18%Saturday (September 14, 2019) 52% 54% 57% 53% 48% 41% 39% 33% 29% 25% 19% 17%Notes:[a] Total parking supply is 580 spaces.TABLE 4PARKING UTILIZATION SUMMARYWESTCLIFF PLAZA TOTAL PARKING UTILIZATION (SPACES)WESTCLIFF PLAZA TOTAL PARKING UTILIZATION (%) [a]PA2019-266 TABLE 5SHARED PARKING ANALYSIS SUMMARY - EXISTING CONDITIONSSHOPPING CENTERPEAK MONTH: DECEMBER -- PEAK PERIOD: 12 PM, WEEKENDWeekdayWeekendWeekdayWeekendNon-Non-Peak Hr Peak Mo Estimated Peak Hr Peak Mo EstimatedBase Driving Captive ProjectBase Driving Captive ProjectAdj Adj Parking Adj Adj Parking Land UseQuantity Unit Rate Ratio Ratio Rate Unit Rate Ratio Ratio Rate Unit 12 PM December Demand 12 PM December DemandCommunity Shopping Center (<400 ksf) 95,775 sf GLA3.20 1.00 1.00 3.20 /ksf GLA 3.20 1.00 1.00 3.20 /ksf GLA 1.00 1.00 306 1.00 1.00 306 Employee0.80 1.00 1.00 0.80 /ksf GLA 0.80 1.00 1.00 0.80 /ksf GLA 1.00 1.00 77 1.00 1.00 77Customer306Customer306Employee77Employee77Reserved0Reserved0Total383Total383Shared Parking Reduction 0%0%Project DataPA2019-266 TABLE 6SHARED PARKING ANALYSIS SUMMARY - EXISTING CONDITIONS (ADJUSTED)SHOPPING CENTERPEAK MONTH: DECEMBER -- PEAK PERIOD: 12 PM, WEEKENDWeekdayWeekendWeekdayWeekendNon-Non-Peak Hr Peak Mo Estimated Peak Hr Peak Mo EstimatedBase Driving Captive ProjectBase Driving Captive ProjectAdj Adj Parking Adj Adj Parking Land UseQuantity Unit Rate Ratio Ratio Rate Unit Rate Ratio Ratio Rate Unit 12 PM December Demand 12 PM December DemandCommunity Shopping Center (<400 ksf) 113,382 sf GLA3.20 1.00 1.00 3.20 /ksf GLA 3.20 1.00 1.00 3.20 /ksf GLA 1.00 1.00 363 1.00 1.00 363 Employee0.80 1.00 1.00 0.80 /ksf GLA 0.80 1.00 1.00 0.80 /ksf GLA 1.00 1.00 91 1.00 1.00 91Customer363Customer363Employee91Employee91Reserved0Reserved0Total454Total454Shared Parking Reduction 0%0%Project DataPA2019-266 TABLE 7SHARED PARKING ANALYSIS SUMMARY - PROPOSED EXPANSIONSHOPPING CENTER & RESTAURANTPEAK MONTH: DECEMBER -- PEAK PERIOD: 12 PM, WEEKENDWeekdayWeekendWeekdayWeekendNon-Non-Peak Hr Peak Mo Estimated Peak Hr Peak Mo EstimatedBase Driving Captive ProjectBase Driving Captive ProjectAdj Adj Parking Adj Adj Parking Land UseQuantity Unit Rate Ratio Ratio Rate Unit Rate Ratio Ratio Rate Unit 12 PM December Demand 12 PM December DemandCommunity Shopping Center (<400 ksf) 111,990 sf GLA3.20 1.00 1.00 3.20 /ksf GLA 3.20 1.00 1.00 3.20 /ksf GLA 1.00 1.00 358 1.00 1.00 358 Employee0.80 1.00 1.00 0.80 /ksf GLA 0.80 1.00 1.00 0.80 /ksf GLA 1.00 1.00 90 1.00 1.00 90Fine/Casual Dining Restaurant8,787 sf GLA15.25 1.00 1.00 15.25 /ksf GLA 17.00 1.00 1.00 17.00 /ksf GLA 0.75 1.00 101 0.50 1.00 75 Employee2.75 1.00 1.00 2.75 /ksf GLA 3.00 1.00 1.00 3.00 /ksf GLA 0.90 1.00 22 0.75 1.00 20Customer459Customer433Employee112Employee110Reserved0Reserved0Total571Total543Shared Parking Reduction 6%13%Project DataPA2019-266 Attachment Parking Utilization Survey Data PA2019-266 Location: Westcliff Plaza - Newport Beach, CA Wednesday Parking Utlilization (9-11-19) Area Spaces 10:00 AM 10:30 AM 11:00 AM 11:30 AM 12:00 PM 12:30 PM 1:00 PM 1:30 PM 2:00 PM 2:30 PM 3:00 PM 3:30 PM 4:00 PM 4:30 PM 5:00 PM 5:30 PM 6:00 PM 6:30 PM 7:00 PM 7:30 PM 8:00 PM 8:30 PM 9:00 PM 9:30 PM A1 Standard 111 29 34 38 32 38 42 37 37 41 37 36 41 44 47 37 39 35 35 32 25 22 18 22 14 26%31%34%29%34%38%33%33%37%33%32%37%40%42%33%35%32%32%29%23%20%16%20%13% A2 Standard 17 12 10 9 8 10 12 6 11 5 7 11 8 10 8 8 7 8 5 5 4 2 6 4 2 71%59%53%47%59%71%35%65%29%41%65%47%59%47%47%41%47%29%29%24%12%35%24%12% B Standard 26 8 9 8 12 9 7 13 14 14 11 15 15 14 11 11 10 3 3 1 0 2 1 0 0 31%35%31%46%35%27%50%54%54%42%58%58%54%42%42%38%12%12%4%0%8%4%0%0% C1 Standard 273 128 110 103 109 117 131 118 122 123 109 119 140 132 107 145 122 115 109 106 81 68 49 38 35 47%40%38%40%43%48%43%45%45%40%44%51%48%39%53%45%42%40%39%30%25%18%14%13% C2 Standard 31 24 24 21 28 26 28 31 26 28 25 18 19 25 22 23 26 27 28 28 22 23 12 10 5 77%77%68%90%84%90%100%84%90%81%58%61%81%71%74%84%87%90%90%71%74%39%32%16% C3 Standard 20 14 11 13 10 16 16 15 9 12 14 17 16 15 15 16 15 14 17 17 13 11 8 7 6 70%55%65%50%80%80%75%45%60%70%85%80%75%75%80%75%70%85%85%65%55%40%35%30% D1 Standard 86 44 42 42 44 46 52 52 48 48 41 39 37 44 49 48 46 49 46 43 36 32 31 28 22 51%49%49%51%53%60%60%56%56%48%45%43%51%57%56%53%57%53%50%42%37%36%33%26% D2 Standard 10 6 6 6 5 5 5 5 4 5 5 4 3 3 2 2 3 2 3 3 2 1 1 1 1 60%60%60%50%50%50%50%40%50%50%40%30%30%20%20%30%20%30%30%20%10%10%10%10% D3 Standard 6 1 2 1 2 2 1 2 3 4 4 3 3 3 5 4 0 0 0 0 0 0 0 0 0 17%33%17%33%33%17%33%50%67%67%50%50%50%83%67%0%0%0%0%0%0%0%0%0% Total 580 266 248 241 250 269 294 279 274 280 253 262 282 290 266 294 268 253 246 235 183 161 126 110 85 46%43%42%43%46%51%48%47%48%44%45%49%50%46%51%46%44%42%41%32%28%22%19%15% PA2019-266 Location: Westcliff Plaza - Newport Beach, CA Thursday Parking Utlilization (9-12-19) Area Spaces 10:00 AM 10:30 AM 11:00 AM 11:30 AM 12:00 PM 12:30 PM 1:00 PM 1:30 PM 2:00 PM 2:30 PM 3:00 PM 3:30 PM 4:00 PM 4:30 PM 5:00 PM 5:30 PM 6:00 PM 6:30 PM 7:00 PM 7:30 PM 8:00 PM 8:30 PM 9:00 PM 9:30 PM A1 Standard 111 30 29 31 33 33 42 30 29 31 36 39 38 43 33 35 37 34 34 18 30 22 18 19 18 27%26%28%30%30%38%27%26%28%32%35%34%39%30%32%33%31%31%16%27%20%16%17%16% A2 Standard 17 8 7 10 9 7 11 9 7 12 10 12 8 8 9 6 9 4 6 6 7 5 3 3 5 47%41%59%53%41%65%53%41%71%59%71%47%47%53%35%53%24%35%35%41%29%18%18%29% B Standard 26 7 8 8 8 9 10 10 11 13 12 14 13 13 14 7 8 4 2 1 1 2 0 1 1 27%31%31%31%35%38%38%42%50%46%54%50%50%54%27%31%15%8%4%4%8%0%4%4% C1 Standard 273 126 108 121 104 126 124 112 108 99 109 127 124 113 113 115 117 80 82 81 78 54 46 46 47 46%40%44%38%46%45%41%40%36%40%47%45%41%41%42%43%29%30%30%29%20%17%17%17% C2 Standard 31 20 24 29 23 27 29 27 20 24 24 28 21 20 19 20 21 25 25 29 28 23 21 24 21 65%77%94%74%87%94%87%65%77%77%90%68%65%61%65%68%81%81%94%90%74%68%77%68% C3 Standard 20 14 14 15 11 17 12 12 10 10 8 11 13 13 17 14 18 12 12 8 11 9 7 12 9 70%70%75%55%85%60%60%50%50%40%55%65%65%85%70%90%60%60%40%55%45%35%60%45% D1 Standard 86 40 40 45 45 52 53 55 49 47 46 47 44 49 50 42 49 36 39 36 36 34 34 36 33 47%47%52%52%60%62%64%57%55%53%55%51%57%58%49%57%42%45%42%42%40%40%42%38% D2 Standard 10 4 5 4 4 4 4 5 5 5 4 4 5 5 5 5 4 2 2 2 2 1 1 1 1 40%50%40%40%40%40%50%50%50%40%40%50%50%50%50%40%20%20%20%20%10%10%10%10% D3 Standard 6 2 2 2 2 1 1 2 4 2 2 2 2 3 3 1 2 0 0 0 0 0 0 0 0 33%33%33%33%17%17%33%67%33%33%33%33%50%50%17%33%0%0%0%0%0%0%0%0% Total 580 251 237 265 239 276 286 262 243 243 251 284 268 267 263 245 265 197 202 181 193 150 130 142 135 43%41%46%41%48%49%45%42%42%43%49%46%46%45%42%46%34%35%31%33%26%22%24%23% PA2019-266 Location: Westcliff Plaza - Newport Beach, CA Friday Parking Utlilization (9-13-19) Area Spaces 10:00 AM 10:30 AM 11:00 AM 11:30 AM 12:00 PM 12:30 PM 1:00 PM 1:30 PM 2:00 PM 2:30 PM 3:00 PM 3:30 PM 4:00 PM 4:30 PM 5:00 PM 5:30 PM 6:00 PM 6:30 PM 7:00 PM 7:30 PM 8:00 PM 8:30 PM 9:00 PM 9:30 PM A1 Standard 111 32 38 38 35 39 48 31 39 33 40 30 29 29 31 35 27 29 31 27 29 20 19 11 13 29%34%34%32%35%43%28%35%30%36%27%26%26%28%32%24%26%28%24%26%18%17%10%12% A2 Standard 17 7 11 10 8 9 11 9 8 7 10 6 9 13 13 12 7 9 9 8 7 6 6 3 4 41%65%59%47%53%65%53%47%41%59%35%53%76%76%71%41%53%53%47%41%35%35%18%24% B Standard 26 7 6 5 15 6 12 14 17 17 15 10 9 10 10 13 9 0 0 2 1 1 0 0 0 27%23%19%58%23%46%54%65%65%58%38%35%38%38%50%35%0%0%8%4%4%0%0%0% C1 Standard 273 119 118 101 121 155 136 128 132 114 106 130 133 130 133 119 120 96 97 83 78 43 42 38 34 44%43%37%44%57%50%47%48%42%39%48%49%48%49%44%44%35%36%30%29%16%15%14%12% C2 Standard 31 24 18 23 30 27 30 26 22 14 19 18 17 23 26 25 20 25 27 25 23 19 15 12 10 77%58%74%97%87%97%84%71%45%61%58%55%74%84%81%65%81%87%81%74%61%48%39%32% C3 Standard 20 15 14 14 10 18 14 14 13 11 7 12 17 13 14 15 14 12 11 13 13 6 9 4 3 75%70%70%50%90%70%70%65%55%35%60%85%65%70%75%70%60%55%65%65%30%45%20%15% D1 Standard 86 41 46 47 46 51 53 52 52 52 49 48 45 49 44 45 44 44 51 42 32 37 35 33 31 48%53%55%53%59%62%60%60%60%57%56%52%57%51%52%51%51%59%49%37%43%41%38%36% D2 Standard 10 6 7 7 7 7 7 7 7 6 6 5 5 4 4 3 4 2 2 0 0 0 0 0 0 60%70%70%70%70%70%70%70%60%60%50%50%40%40%30%40%20%20%0%0%0%0%0%0% D3 Standard 6 3 1 3 3 1 1 3 3 3 1 2 2 3 2 2 0 0 0 0 0 0 0 0 0 50%17%50%50%17%17%50%50%50%17%33%33%50%33%33%0%0%0%0%0%0%0%0%0% Total 580 254 259 248 275 313 312 284 293 257 253 261 266 274 277 269 245 217 228 200 183 132 126 101 95 44%45%43%47%54%54%49%51%44%44%45%46%47%48%46%42%37%39%34%32%23%22%17%16% PA2019-266 Location: Westcliff Plaza - Newport Beach, CA Saturday Parking Utlilization (9-14-19) Area Spaces 10:00 AM 10:30 AM 11:00 AM 11:30 AM 12:00 PM 12:30 PM 1:00 PM 1:30 PM 2:00 PM 2:30 PM 3:00 PM 3:30 PM 4:00 PM 4:30 PM 5:00 PM 5:30 PM 6:00 PM 6:30 PM 7:00 PM 7:30 PM 8:00 PM 8:30 PM 9:00 PM 9:30 PM A1 Standard 111 37 33 37 40 36 48 44 30 28 35 34 34 33 31 32 29 24 28 23 22 18 20 17 21 33%30%33%36%32%43%40%27%25%32%31%31%30%28%29%26%22%25%21%20%16%18%15%19% A2 Standard 17 16 12 16 12 16 15 13 11 10 16 14 12 10 12 7 7 4 5 6 7 3 3 4 3 94%71%94%71%94%88%76%65%59%94%82%71%59%71%41%41%24%29%35%41%18%18%24%18% B Standard 26 7 6 6 7 10 7 3 6 5 7 10 8 6 1 1 0 1 1 0 0 0 0 0 2 27%23%23%27%38%27%12%23%19%27%38%31%23%4%4%0%4%4%0%0%0%0%0%8% C1 Standard 273 146 128 147 147 145 148 137 136 122 92 93 78 81 77 71 66 58 56 40 46 29 32 27 21 53%47%54%54%53%54%50%50%45%34%34%29%30%28%26%24%21%21%15%17%11%12%10%8% C2 Standard 31 28 25 29 29 28 31 26 28 28 24 22 22 25 31 26 28 28 29 25 22 26 23 22 18 90%81%94%94%90%100%84%90%90%77%71%71%81%100%84%90%90%94%81%71%84%74%71%58% C3 Standard 20 14 18 16 18 17 16 16 12 15 11 14 10 11 10 9 7 10 6 8 7 0 0 2 1 70%90%80%90%85%80%80%60%75%55%70%50%55%50%45%35%50%30%40%35%0%0%10%5% D1 Standard 86 48 46 48 50 53 48 55 54 53 47 45 44 46 42 41 41 34 35 34 32 29 28 22 21 56%53%56%58%62%56%64%63%62%55%52%51%53%49%48%48%40%41%40%37%34%33%26%24% D2 Standard 10 4 4 5 3 4 4 4 5 5 3 3 3 3 5 5 2 2 0 0 0 0 0 0 0 40%40%50%30%40%40%40%50%50%30%30%30%30%50%50%20%20%0%0%0%0%0%0%0% D3 Standard 6 0 0 1 1 0 2 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0%0%17%17%0%33%33%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0%0% Total 580 300 272 305 307 309 319 300 282 266 235 235 211 215 209 192 180 161 160 136 136 105 106 94 87 52%47%53%53%53%55%52%49%46%41%41%36%37%36%33%31%28%28%23%23%18%18%16%15% PA2019-266