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HomeMy WebLinkAboutPA2020-052_20210812_Parking Study August 12, 2021 Mr. Matthew Haugen BSP Bristol, LLC 3501 Jamboree Road, Suite 4200 Newport Beach, CA 92660 Subject: 1400 & 1420 North Bristol Medical-Dental Office Conversion Parking Review, City of Newport Beach Dear Mr. Haugen: Introduction RK ENGINEERING GROUP, INC. (RK) is pleased to submit this parking analysis to provide a medical-dental office building parking review for the 1400 & 1420 North Bristol buildings located in the City of Newport Beach. The existing two-building and two-story general office buildings consists of approximately 37,515 square feet. The project will provide a total of 167 dedicated parking spaces within a surface lot. The parking lot will be updated to conform with the current City of Newport Beach parking space dimensions and drive aisle widths. The parking supply for the project will consist of 143 parking spaces, 6 ADA spaces, 1 accessible pick-up/drop-off space, and an additional 17 lift parking spaces. As a result, a total of 167 parking spaces are provided onsite. The project conforms with the current ADA parking requirements. The buildings have a parking supply ratio of 4.45 parking spaces per 1,000 square feet. Exhibit A-1 and A-2 provides an aerial satellite image and site plan for the project, respectively. Representatives of the buildings are proposing to convert 100% of the building from general office use to medical-dental office use. The medical office use will not include urgent care tenants. Based on a review of the City of Newport Beach Parking Requirements for medical office use (1 space per 200 square feet or 5.0 spaces per 1,000 square feet), the project would require a total of 188 parking spaces. The proposed conversion is deficient by 21 parking spaces or -11% per code. 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 2 Tables 1-A and 1-B include parking calculations for Existing and Proposed Conditions. The objective of the parking analysis is to determine the adequacy of parking for the proposed conversion from general office use to medical-dental office use at the 1400 & 1420 North Bristol buildings. This will be accomplished by obtaining observed parking demand counts at local and comparable medical-dental office buildings and reviewing published parking demand data for medical-dental office use. City of Newport Beach Parking Requirements Tables (1-A & 1-B) Based on the parking code requirements, the City of Newport Beach applies a parking rate of one (1) space per 200 square feet (5.0 parking spaces per 1,000 square feet) for medical office use. As a result, the proposed 100% medical office conversion would require a total of 188 parking spaces. Since the project provides a total of 167 parking spaces, there is a parking code deficiency of 21 parking spaces or 11% deficient per code. Representatives of the project are seeking a parking waiver for a 100% conversion of the project. Due to the parking code deficiency onsite, a parking review of local and comparable medical office buildings has been completed to determine if an adequate number of parking spaces are provided to serve the proposed 37,515 square feet of medical office building use. The project may convert a portion of the building area to an “Outpatient Surgery Facility”. This use requires 1 space for every 250 square feet (or 4.0 per 1,000 square feet). This use has a lower parking rate compared to the medical-dental rate of 1 space for every 200 square feet (5.0 per 1,000 square feet) and as a result would not require additional parking. As a conservative measure, this analysis does not consider this scenario. The City of Newport Beach Planned Development Standards, Newport Place (PC Text) is provided in Appendix A. 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 3 Parking Lift Systems “PARKPLUS” (Exhibits A-2 & A-3) To increase the number of parking spaces onsite, the project will include a total of 17 (seventeen) parking lifts manufactured by PARKPLUS. These parking lifts provide double stacking of vehicles, so no additional space is needed to accommodate them within the parking lot. Since the parking spaces are stacked, a total of 40 employees will be assigned to the 34 parking lift spaces (in addition, six (6) spaces are dedicated for valet pick-up and drop-off). As a result, the number of onsite parking spaces will be increased from 150 spaces to 167 spaces. It is estimated that a total of 51 employees/staff will be parked onsite during peak parking demand times. The remaining parking spaces are available to be occupied by visitors/patients. The employee to visitor/patient ratio is derived from the Urban Land Institute Shared Parking Manual, Third Edition, which was published in March of 2020. The data indicates medical office buildings have 65% of the parking rate derived from visitors/patients and the remaining 35% consist of employees/staff. The ratio is applied to the projected peak parking demand of 145 parking spaces. (See Table 8 and the Observed Parking Demand Findings section of this report for parking rate details.) Below is a Table that calculates the employee and visitor/patient parking ratio. Medical Office Employee & Visitor Parking Ratios Projected Peak Parking Demand (Spaces) ULI Employee Percentage of Parking Demand ULI Visitor/Patient Percentage of Parking Demand 145 35% 51 Spaces 65% 94 Spaces Based on the ULI published parking ratios, the seventeen (17) elevated parking spaces can be exclusively utilized by employees and tenants. Self-parking will be available for all patients, guests, and visitors. Non-designated tenant vehicles will also have access to self-parking. The parking lifts will be designated to tenants only. Below are a set of guidelines that describe how the lift system will operate. 1. Employees/tenants will be required to utilize the parking lift system until all spaces have been allocated. Based upon the projected peak parking demand of 145 spaces at 100% medical office occupancy and utilizing the employee to visitor/patient ratio of 35% / 65% derived from the Urban Land Institute Shared Parking Manual, Third Edition, we expect the 40 designated spaces including the 6 pick-up/drop-off spaces 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 4 to be fully utilized at 80% medical occupancy and that approximately 36 spaces will be utilized by the 70% check in. 2. As an enforcement measure, the employee/tenant vehicles assigned to the parking lift spaces will have their license plates registered with the valet personnel. During the day, the valet attendant will conduct a sweep of the parking lot to check that all assigned vehicles are utilizing the lift systems. If assigned vehicles are not utilizing the lift systems, they will be informed to relocate them to the lifts. 3. The seventeen (17) elevated parking spaces (34 total upper and lower) will be located onsite away from the building and will only be utilized for cars of designated tenants. 4. One (1) attendant (valet service) will operate the lifts and be available during typical business hours (Monday – Friday, 7:00 AM to 6:00 PM) to park designated tenant vehicles on the lifts. Since not all employees/tenants arrive at the site at the same time, one (1) attendant will be sufficient to operate the lifts. However, representatives of the project will review the number of parking attendants needed based on performance during peak parking demand times. 5. Permanent signage will be installed at drop-off location which outlines the service provided and adequate signage will be available onsite to direct employees to the valet pick-up and drop-off area. 6. Representatives of the building will assign these elevated parking spaces to tenants and the guidelines of the lift systems will be distributed to all tenants of the buildings. 7. The valet attendant will verify length of stay and utilize the upper platform for employees and tenants based on vehicle size and length of stay. The valet attendant will park employee/tenant vehicles in the parking lift spaces first, before utilizing the six (6) pick-up/drop-off spaces. 8. Valet attendant to provide Claim Number card upon vehicle drop-off. 9. The valet contact phone number will be provided to tenants so the vehicle can be retrieved prior to employee departure. 10. Employees will return to the valet pick-up and drop-off area to retrieve their vehicles from the valet attendant. 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 5 11. All vehicle keys will be secured onsite in a locked/secure storage cabinet. 12. One hundred and twenty (120) standard self-park spaces will always be available (not including accessible and valet drop-off and pick-up spaces). 13. Six (6) Accessible spaces plus (1) Accessible valet pick-up/drop off space are available for self-parking. As a reference, a similar approved lift system is currently provided at 441 Old Newport Boulevard in Newport Beach (PA2013-2208). The parking lift system is serving a medical office building and is primarily for employees. Exhibit A-2 Site Plan identifies the location of the parking lift systems for the initial phase. Exhibit A-3 identifies the location of additional parking lift systems in a second phase if needed. Appendix D includes the “ParkPlus” design specifications. Medical Office Building Observed Study Sites (Exhibits B - F) To determine a parking rate for the proposed medical-dental office conversion, RK obtained weekday (Wednesday) parking surveys at five (5) comparable medical office buildings within Orange County during typical conditions and pre-COVID-19 pandemic. The counts were obtained from Counts Unlimited Inc. Furthermore, all the study area parking lots provide surface parking and are exclusively used by employees and visitors. After the data was analyzed, it was determined that two (2) of the medical office buildings included urgent care tenants. Urgent care uses generate higher parking demands when compared to typical appointment based medical-dental office tenants. Since the proposed medical office conversion project will not include urgent care tenants, two (2) survey locations have not been utilized to determine the projected parking demand for the project. As a result, the parking rate for the project was determined by the three (3) study sites that had nonurgent care tenants only. The three (3) nonurgent care medical office sites have tenants all located in suites like the proposed project location. The types of tenants are like those of the proposed project site. Typical tenants typically include, dentist, dermatologist, pediatrician, etc. 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 6 This parking study was prepared while the State of California was under a stay-at-home order due to the COVID-19 Pandemic. There was no medical office parking data available in the City of Newport Beach at the time this study was prepared. The parking study did not obtain new parking counts during this time as the results would not be usable to accurately determine parking rates. The parking demands for all uses including medical office use was significantly impacted. As a result, the analysis did not include collecting parking demand data at existing medical office buildings within the City of Newport Beach because the data cannot be utilized to establish an accurate parking rate during a Pandemic with a stay-at-home order. Therefore, historical parking demand data that was collected in September of 2018 and November 2019 was utilized at local medical office buildings. Under typical conditions, RK would have obtained parking count data at comparable medical office buildings within the City of Newport Beach. Furthermore, RK would have discussed the study area locations with City staff prior to obtaining parking survey data. Due to the COVID-19 Pandemic, this was not possible. However, obtaining parking demand data from local cities like Irvine, Tustin, and Aliso Viejo during typical conditions at comparable medical office buildings are an accurate way to establish parking demand rates for medical office buildings in the City of Newport Beach. The parking demand was surveyed from 8:00 AM to 6:00 PM at one (1) hour intervals. The observed study hours reflect the operating hours of the study sites and the proposed project. A total of 50 hours of observed parking counts were completed at all five (5) sites. The following locations were selected as comparable medical office building study sites: 1.15825 Laguna Canyon, Irvine (Wednesday, November 13, 2019) (Nonurgent Care) a.43,000 square feet (100% Occupied) 2.2500 Alton Parkway, Irvine (Wednesday, November 13, 2019) (Urgent Care) a.26,000 square feet (100% Occupied) 3.12791 Newport Ave. Tustin (Wednesday, November 20, 2019) (Nonurgent Care) a.20,000 square feet (18,800 Square Feet Occupied) 4.2 Journey, Aliso Viejo (Wednesday, September 21, 2018) (Nonurgent Care) a.20,000 square feet (100% Occupied) 5.5 Journey, Aliso Viejo (Wednesday, September 12, 2018) (Urgent Care) a.23,600 square feet (19,872 Square Feet Occupied) 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 7 Exhibits B – F include the aerial satellite images of the medical office study sites. Observed Parking Demand Findings (Tables 2-6) The following findings have been determined based on the observed parking count data: 1. 15825 Laguna Canyon Road, Irvine (Table 2) (Nonurgent Care) The property consists of approximately 43,000 square feet of medical-dental office building. The building is currently 100% occupied. The findings are outlined below: A. The peak parking demand was measured at the site for a typical weekday from 8:00 AM to 6:00 PM at 1-hour intervals. B. The site includes a total of 227 parking spaces. Parking Supply Ratio: 5.28 Spaces / 1,000 SF City of Irvine Parking Requirement: 5.56 Spaces / 1,000 SF C. Peak parking demand occurred on Wednesday, November 13, 2019, when a total of 147 spaces were occupied at 11:00 AM. D. A peak observed parking rate of 3.42 spaces per 1,000 square feet was observed. 2. 2500 Alton Parkway, Irvine (Table 3) (Urgent Care) The property consists of approximately 26,000 square feet of medical-dental office building. The building is currently 100% occupied. The findings are outlined below: A. The peak parking demand was measured at the site for a typical weekday from 8:00 AM to 6:00 PM at 1-hour intervals. B. The site includes a total of 135 parking spaces. Parking Supply Ratio: 5.19 Spaces / 1,000 SF City of Irvine Parking Requirement: 5.56 Spaces / 1,000 SF C. Peak parking demand occurred on Wednesday, November 13, 2019, when a total of 117 spaces were occupied at 11:00 AM. D. A peak observed parking rate of 4.50 spaces per 1,000 square feet was observed. This site represents the highest observed parking rate. 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 8 3. 12791 Newport Avenue, Tustin (Table 4) (Nonurgent Care) The property consists of approximately 20,000 square feet of medical-dental office building. At the time of the parking survey, the building had an occupancy of 18,800 square feet. The findings are outlined below: A. The peak parking demand was measured at the site for a typical weekday from 8:00 AM to 6:00 PM at 1-hour intervals. B. The site includes a total of 80 parking spaces. Parking Supply Ratio: 4.00 Spaces / 1,000 SF City of Tustin Parking Requirement: 5.6 Spaces / 1,000 SF (Based on 20,000 square feet building.) C. Peak parking demand occurred on Wednesday, November 20, 2019, when a total of 67 spaces were occupied at 11:00 AM. D. A parking rate of 3.56 spaces per 1,000 square feet was observed. 4. 2 Journey, Aliso Viejo (Table 5) (Nonurgent Care) The property consists of approximately 20,000 square feet of medical-dental office building. At the time of the parking survey, the building had an occupancy of 100%. The findings are outlined below: A. The peak parking demand was measured at the site for a typical weekday from 8:00 AM to 6:00 PM at 1-hour intervals. B. The site includes a total of 102 parking spaces. Parking Supply Ratio: 5.10 Spaces / 1,000 SF City of Aliso Viejo Parking Requirement: 6.67 Spaces / 1,000 SF C. Peak parking demand occurred on Wednesday, September 21, 2018, when a total of 54 spaces were occupied at 3:00 PM. D. A parking rate of 2.70 spaces per 1,000 square feet was observed. This site represents the lowest observed parking rate. 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 9 5. 5 Journey, Aliso Viejo (Table 6) (Urgent Care) The property consists of approximately 23,600 square feet of medical-dental office building. At the time of the parking survey, the building had an occupancy of 19,872 square feet. The findings are outlined below: A. The peak parking demand was measured at the site for a typical weekday from 8:00 AM to 6:00 PM at 1-hour intervals. B. The site includes a total of 102 parking spaces. Parking Supply Ratio: 4.32 Spaces / 1,000 SF City of Aliso Viejo Parking Requirement: 6.67 Spaces / 1,000 SF C. Peak parking demand occurred on Wednesday, September 12, 2018, when a total of 69 spaces were occupied at 10:00 AM. D. A parking rate of 3.47 spaces per 1,000 square feet was observed. Observed Parking Demand Summary (Nonurgent Care) (Tables 7A & 8) Since the proposed medical-dental conversion project will not have urgent care tenants, only the parking survey results from nonurgent care buildings is being utilized to calculate the parking rate for the proposed project. As summarized in Tables 7A and 8, the 85th percentile peak parking rate observed for nonurgent care uses is 3.52 spaces per 1,000 square feet. Utilizing the 3.52 parking spaces per 1,000 square feet to determine the projected parking demand for the 100% conversion of medical office use, the projected peak parking demand is 132 parking spaces occupied. Since the project provides a total of 167 parking spaces, there are 35 spaces available during peak parking demand times. As a result, the peak projected parking occupancy is 79%. Conservatively, a ten (10) percent parking demand increase was added to the 85th Percentile peak parking rate yielding a 3.87 spaces per 1,000 square feet. This 10% increase was added to the 85th percentile peak observed parking rate to account for potential parking fluctuations. As a result, the 100% medical office conversion at 1400 and 1420 North Bristol buildings have a peak projected parking demand of 145 parking spaces. Since the project provides a total of 167 parking spaces, there are 22 spaces available during peak parking demand times. As a result, the peak projected parking occupancy is 87%. 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 10 The parking calculation (85th Percentile) is consistent with the parking methodology published in the ITE 5th Generation Parking Manual. However, as a conservative measure, a 10% increase was added to account for potential parking demand fluctuations. It should be noted that ITE does not add 10% to the 85th percentile parking demand. As evident in the parking survey data in Table 7B, the parking demands for two (2) sites that include urgent care generate a higher 85th percentile parking demand when compared to nonurgent care medical-dental buildings. The observed parking demand data is provided in Appendix B. ITE 5th Generation Parking Manual Land Use: 720 Medical-Dental Office Building Published in 2019, the Institute of Transportation Engineers (ITE) indicates a weekday 85th percentile parking rate of 4.59 parked vehicles per thousand square feet. This rate calculates an 85th percentile parking rate based on 117 study sites (all located across the United States) with an average size of 46,000 square feet. This rate does not include a 10% increase. In addition, the average parking supply ratio of 80 study sites with parking supply information in the ITE 5th Edition Parking Generation Manual is 4.3 spaces per 1,000 square feet. The 85th Percentile plus 10% parking increase rate derived from this report’s observed analysis of 3.87 spaces per 1,000 square feet is lower when compared to the ITE’s calculated 85th Percentile rate of 4.59 spaces per 1,000 square feet. The observed parking counts provided in this report consist of local and comparable nonurgent care medical- dental office buildings and therefore yield a more accurate local parking ratio for the proposed project. The ITE 5th Generation Parking Generation Manual is included in the Appendix C. 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 11 Nonurgent Care Medical-Dental Office Tenant Recommendations The ITE description of a “Land Use 720: Medical-Dental Office Building” is as follows: “A medical-dental office building is a facility that provides diagnosis and outpatient care on a routine basis but is unable to provide prolonged in-house medical and surgical care. One or more private physicians or dentists generally operate this type of facility.” To provide sufficient parking, representatives of the building shall only tenant the buildings with nonurgent care medical-dental routine outpatient care type practices as outlined in the ITE Parking Generation Manual 5th Edition. These practices typically provide specialized care on an appointment only basis. Examples of potential tenants include the following: • Dental Office • Physical Therapy • Chiropractor • Cosmetic Laser • Dermatology • Optometry • Pediatrics • Sleep Center • Urology, etc. As evident in the results of the observed parking analysis, urgent care tenants typically generate a higher parking demand and therefore will not be considered as potential tenants. However, the project may convert a portion of the building area to an “Outpatient Surgery Facility”. This use requires 1 space for every 250 square feet (or 4.0 per 1,000 square feet.) This use has a lower parking rate compared to the medical-dental rate of 1 space for every 200 square feet (or 5.0 per 1,000 square feet) and as a result would not require additional parking. As a conservative measure, the calculations in this analysis assume a conversion to medical office use only. 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 12 100% Medical Office Conversion with Check In at 70% Building Occupancy To ensure adequate parking is continued to be provided on-site, ownership of the project should be conditioned to monitor the parking demand when the medical office conversion reaches the following tenant occupancy levels: 1. 70% of the total building square feet or (26,261 square feet) At this time, an observed parking demand analysis should be conducted on-site for a typical Tuesday, Wednesday, and Thursday from 8:00 AM to 6:00 PM at one-hour intervals. The parking calculations should consider the current tenant occupancy at the site. The observed counts should include the number of vehicles occupying the lift systems. The scope and methodology should be like the observed parking counts obtained to determine a parking rate for this analysis. If the results of the observed parking analysis indicate a parking deficiency of 90% parking occupancy or greater, a parking management plan (PMP) will be required by the City of Newport Beach. If it is determined that parking is insufficient at the 70% observed parking review, additional parking lifts designated to employees will be considered to further expand the parking capacity onsite. See Exhibit A-3 for the location of additional parking lift systems. 70% Medical-Dental Office Conversion Scenario (Table 9) If the project chooses to convert 70% (26,261 square feet) of the building to medical office use and if the balance of the project remains general office (30%), the projected parking demand would be 152 parking spaces or 91% parking occupancy (102 for medical office use and 50 spaces for general office use). This calculation applies the 3.87 parking spaces per 1,000 square feet parking rate for medical use and the PC Text parking rate of 1 per 225 square feet for general office use. This calculation is considered conservative because a 10% increase is added to the observed 85th percentile medical office peak parking demand. 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 13 Conclusion When considering the City of Newport Beach parking requirements, the conversion of 100% of the total square feet of the building from general office use to medical office use, the project has a code required parking deficiency of 21 parking spaces. As a result, a detailed parking review was completed to determine if the proposed project has enough parking to accommodate the nonurgent care medical-dental office conversion. This was accomplished by obtaining parking surveys at three (3) comparable medical office buildings and a review of the ITE Parking Generation Manual 5th Edition. The project may convert a portion of the building area to an “Outpatient Surgery Facility”. This use requires 1 space for every 250 square feet (or 4.0 per 1,000 square feet.) This use has a lower parking rate compared to the medical-dental rate of 1 space for every 200 square feet (5.0 per 1,000 square feet) and as a result would not require additional parking. As a conservative measure, this analysis does not consider this scenario. The results of obtaining observed parking demand data yielded an 85th percentile of peak observed parking demand rate of 3.87 spaces for every 1,000 square feet of occupied building area. This calculation is considered conservative because a 10% increase was added to the 85th percentile peak parking rate to account for parking demand fluctuations. As a result, the proposed medical office conversion would have a peak parking demand of 145 parking spaces or 87% occupied. Since the project provides a total of 167 parking spaces, there are a total of 22 spaces available during peak parking demand times (assuming a full medical office tenant occupancy scenario). If the project chooses to convert 70% (26,261 square feet) of the building to medical- dental office use and if the balance of the project remains general office (30%), the projected peak parking demand would be 152 parking spaces or 91% occupied (102 for medical office use and 50 spaces for general office use). Prior to reaching a 100% medical office conversion, the project should be conditioned to review the parking demands at 70% medical tenant occupancies with an observed parking survey. If the results of the observed parking analysis indicate a parking deficiency of 90% or greater parking occupancy, a parking management plan (PMP) will be required by the City of Newport Beach. The parking management plan would include the installation of additional parking lift systems if needed. 1400 & 1420 North Bristol Medical-Dental Office Parking Review RK16222 Page 14 Based upon the three (3) observed parking surveys at local and comparable nonurgent care medical office buildings, the 167 parking spaces that are provided at 1400 and 1420 North Bristol are sufficient to accommodate the land use conversion from general office use to nonurgent care medical-dental office use during peak parking demand times with a 100% tenant occupancy scenario of the 37,515 square feet of floor area. If you have any questions regarding this review or need further clarification, please contact us at (949) 474-0809. Sincerely, RK ENGINEERING GROUP, INC. Rogier Goedecke President RG:/rk16222 JN:2939-2020-01 Exhibits engineeringgroup, inc.engineering NN Aerial Location MapExhibit A-1 1400 & 1420 NORTH BRISTOL MEDICAL OFFICE PARKING CONVERSION REVIEW, City of Newport Beach, CA 2939-2020-01 1400 & 1420 North Bristol, Newport Beach, CA Legend: = Study Site Size - 37,515 S.F. ( 37,515 S.F. Occupied )1 = Provided Parking - 167 Spaces ( 4.45 Spaces per 1,000 S.F. )2 1 2 SITE Spruce AvenueBristol Street = Parking Area Boundary Proposed Parking Lift System (17 lifts totaling 34 spaces) Tables Land Use Size Percentage Units Parking Rate Required Number of Parking Spaces1 Parking Supply Ratio (Parking Spaces per 1,000 SF) 150 -17 -10% Land Use Units Parking Rate Required Number of Parking Spaces1 Parking Supply Ratio (Parking Spaces per 1,000 SF) Medical Office Square Feet 1 per 200 square feet (5.0 per 1,000 square feet)188 167 -21 -11% 1 The parking lot will be updated to conform with the current City of Newport Beach parking space dimensions and drive aisle widths. The parking supply for the project will include 150 surface parking spaces which includes 6 ADA spaces and an additional 17 lift parking spaces that will be utilized by employees. The total amount of onsite parking is 167 spaces. See site plan for details. Square Feet 1 per 225 square feet (4.4 per 1,000 square feet)167 Table 1-A 1400 & 1420 North Bristol Street Parking Requirements Planned Community Development Standards, Newport Place (PC Text) Existing Conditions: General Office Use 4.00Total Number of Parking Spaces Provided Number of Parking Spaces in Excess per Parking Code Percentage of Parking Spaces in Excess per Parking Code General Office 100%37,515 4.45 1 Per Planned Community Development Standards "Newport Place". Total Number of Parking Spaces Provided1 Number of Parking Spaces Deficient per Parking Code Percentage of Parking Spaces Deficient per Parking Code Table 1-B 1400 and 1420 North Bristol Street Parking Requirements Planned Community Development Standards, Newport Place (PC Text) Proposed Conditions: 100% Medical Office Use Conversion (Nonurgent Care) Size 37,515 RK16222TB.xlsx 2939-2020-01 8:00 AM 74 1.72 9:00 AM 135 3.14 10:00 AM 142 3.30 11:00 AM 147 3.42 12:00 PM 134 3.12 1:00 PM 116 2.70 2:00 PM 110 2.56 3:00 PM 100 2.33 4:00 PM 69 1.60 5:00 PM 59 1.37 6:00 PM 22 0.51 3.42 5.28 2 Parking Rate is based on the number of observed vehicles parked divided by the occupied square feet of the building. 1 Parking demand was surveyed during typical hours of operation and weather conditions. Peak Observed Parking Rate TABLE 2 Spectrum Medical Plaza 15825 Laguna Canyon Road, Irvine (Nonurgent Care) Parking Survey - Wednesday November 13th, 20191 Description - 43,000 S.F. 100% Occupied Total Observed Parking Rate (Vehicles per 1,000 SF)2 Spaces Available 227 Parking Supply Ratio (Parking Spaces per 1,000 SF) RK16222TB.xlsx 2939-2020-01 8:00 AM 33 1.27 9:00 AM 99 3.81 10:00 AM 115 4.42 11:00 AM 117 4.50 12:00 PM 112 4.31 1:00 PM 97 3.73 2:00 PM 105 4.04 3:00 PM 95 3.65 4:00 PM 107 4.12 5:00 PM 78 3.00 6:00 PM 27 1.04 4.50 5.19 Peak Observed Parking Rate 1 Parking demand was surveyed during typical hours of operation and weather conditions. TABLE 3 IBC Medical Plaza 2500 Alton Parkway, Irvine (With Urgent Care) Parking Survey - Wednesday November 13th, 20191 Description - 26,000 S.F. 100% Occupied Lots Total Observed Parking Rate (Vehicles per 1,000 SF)2 Spaces Available 135 2 Parking Rate is based on the number of observed vehicles parked divided by the occupied square feet of the building. Parking Supply Ratio (Parking Spaces per 1,000 SF) RK16222TB.xlsx 2939-2020-01 8:00 AM 17 0.90 9:00 AM 53 2.82 10:00 AM 65 3.46 11:00 AM 67 3.56 12:00 PM 62 3.30 1:00 PM 57 3.03 2:00 PM 64 3.40 3:00 PM 59 3.14 4:00 PM 57 3.03 5:00 PM 45 2.39 6:00 PM 9 0.48 3.56 4.00 Peak Observed Parking Rate 2 Parking Rate is based on the number of observed vehicles parked divided by the occupied square feet of the building. TABLE 4 Newport Avenue Medical Plaza 12791 Newport Avenue, Tustin (Nonurgent Care) Parking Survey - Wednesday November 20th, 20191 Description - 20,000 S.F. (18,800 S.F. Occupied) Lots Total Observed Parking Rate (Vehicles per 1,000 SF)2 Spaces Available 80 1 Parking demand was surveyed during typical hours of operation and weather conditions. Parking Supply Ratio (Parking Spaces per 1,000 SF) RK16222TB.xlsx 2939-2020-01 8:00 AM 15 0.75 9:00 AM 30 1.50 10:00 AM 45 2.25 11:00 AM 47 2.35 12:00 PM 40 2.00 1:00 PM 35 1.75 2:00 PM 48 2.40 3:00 PM 54 2.70 4:00 PM 53 2.65 5:00 PM 47 2.35 6:00 PM 17 0.85 2.70 5.10 Peak Observed Parking Rate 1 Parking demand was surveyed during typical hours of operation and weather conditions. 2 Parking Rate is based on the number of observed vehicles parked divided by the occupied square feet of the building. Parking Supply Ratio (Parking Spaces per 1,000 SF) TABLE 5 2 Journey, Aliso Viejo Medical Office Building (Nonurgent Care) Parking Survey - Wednesday September 21, 20181 Description - 20,000 S.F. (100% Occupied) Lots Total Observed Parking Rate (Vehicles per 1,000 SF)2 Spaces Available 102 RK16222TB.xlsx 2939-2020-01 8:00 AM 33 1.66 9:00 AM 55 2.77 10:00 AM 69 3.47 11:00 AM 68 3.42 12:00 PM 62 3.12 1:00 PM 52 2.62 2:00 PM 48 2.42 3:00 PM 58 2.92 4:00 PM 61 3.07 5:00 PM 50 2.52 6:00 PM 40 2.01 3.47 4.32 2 Parking Rate is based on the number of observed vehicles parked divided by the occupied square feet of the building. Parking Supply Ratio (Parking Spaces per 1,000 SF) TABLE 6 5 Journey Aliso Viejo Medical Office Building (With Urgent Care) Parking Survey - Wednesday September 12, 20181 Description - 23,600 S.F. (19,872 S.F. Occupied) Lots Total Observed Parking Rate (Vehicles per 1,000 SF)2 Spaces Available 102 1 Parking demand was surveyed during typical hours of operation and weather conditions. Peak Observed Parking Rate RK16222TB.xlsx 2939-2020-01 Table Medical Office Building Location Urgent Care Occupied SF Peak Observed Parking Rate (Vehicles per 1,000 SF) Projected 37,515 SF Medical Office Building Parking Demand 2 15825 Laguna Canyon Road, Irvine NO 43,000 3.42 128 4 12791 Newport Avenue, Tustin NO 18,800 3.56 134 5 2 Journey, Aliso Viejo NO 20,000 2.70 101 3.52 132 0.35 13 3.87 145 167 22 Table Medical Office Building Location Urgent Care Occupied SF Peak Observed Parking Rate (Vehicles per 1,000 SF) Projected 37,515 SF Medical Office Building Parking Demand 3 2500 Alton Parkway, Irvine YES 26,000 4.50 169 6 5 Journey, Aliso Viejo YES 19,872 3.47 130 4.35 163 0.43 16 4.78 179 167 -12 Medical Office Buildings (Nonurgent Care)2 TABLE 7A Summary of Observed Parking Demand 1400 & 1420 North Bristol Street 85th Percentile Peak Parking Demand Rate Add Parking Demand Fluctuation (10%)1 85th Percentile Peak Parking Demand Rate + 10% Total Number of Parking Spaces Provided On Site Number of Parking Spaces Deficient per Projected Parking Demand Medical Office Buildings (With Urgent Care)2 1 Ten percent was added to the peak 85th percentile parking demand rate to account for potential fluctuations of parking demand. TABLE 7B 1 Ten percent was added to the peak 85th percentile parking demand rate to account for potential fluctuations of parking demand. 85th Percentile Peak Parking Demand Rate Add Parking Demand Fluctuation (10%)1 2 Since the proposed project will not include urgent care, the two (2) study sites that included urgent care were not utilized to determine the projected parking demand for the project. 2 Since the proposed project will not include urgent care, the three (3) study sites that did not include urgent care were utilized to determine the projected parking demand for the project. 85th Percentile Peak Parking Demand Rate + 10% Total Number of Parking Spaces Provided On Site Number of Parking Spaces in Surplus per Projected Parking Demand 1400 & 1420 North Bristol Street Summary of Observed Parking Demand RK16222TB.xlsx 2939-2020-01 Land Use Units Peak Parking Demand1 (3.52 per 1,000 Square feet) Peak Parking Demand2 (3.87 per 1,000 Square feet) Medical Office Square Feet 132 145 167 167 35 22 79%87% 1 Based on the peak 85th percentile observed parking rate collected at 3 local medical office buildings that do not have urgent care. See Tables 2-7 for details. 2 The 85th percentile peak parking demand rate plus a 10% parking fluctuation is applied to 100% of the building square feet. Table 8 100% Medical Office Conversion Projected Parking Demand (Nonurgent Care) Total Number of Parking Spaces Provided Number of Parking Spaces Available at Peak Demand Time Percentage of Parking Spaces Occupied Size 37,515 RK16222TB.xlsx 2939-2020-01 Land Use Size (Square Feet) Percentage of Square Feet Parking Rate1 Required Number of Parking Spaces Total 37,515 100%152 167 15 91% Total Number of Parking Spaces Provided 1 per 225 square feet (4.4 per 1,000 square feet)General Office Table 9 1400 and 1420 North Bristol Street 70% Medical Office Conversion Projected Parking Demand 5030% Percentage of Parking Occupancy 26,261 3.87 parking spaces per 1,000 square feet 102 Number of Parking Spaces in Surplus Medical Office 70% 11,254 1 Parking Rate based on the Planned Community Development Standards "Newport Place" (PC Text) for General Office Use and based on the 85th percentile plus 10% observed parking rate for comparable nonurgent medical office buildings. Appendices Appendix A City of Newport Beach Planned Development Standards, Newport Place (PC Text) 7/27/2021 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/#!/NewportBeach20/NewportBeach2040.html#20.40.040 1/6 20.40.040 Off-Street Parking Spaces Required. Off-street parking spaces shall be provided in compliance with Table 3.10. These standards shall be considered the minimum required to preserve the public health, safety, and welfare, and more extensive parking provisions may be required by the review authority in particular circumstances. Unless otherwise noted parking requirements are calculated based on gross floor area. TABLE 3-10 OFF-STREET PARKING REQUIREMENTS Land Use Parking Spaces Required Industry, Manufacturing and Processing, Warehousing Uses Food Processing 1 per 2,000 sq. ft. Handicraft Industry 1 per 500 sq. ft. Industry Small—5,000 sq. ft. or less 1 per 500 sq. ft. Large—Over 5,000 sq. ft.1 per 1,000 sq. ft. Industry, Marine-Related 1 per 750 sq. ft. Personal Storage (Mini Storage)2 for resident manager, plus additional for office as required by minor use permit Research and Development 1 per 500 sq. ft. Warehousing and Storage 1 per 2,000 sq. ft., plus one per 350 sq. ft. for offices. Minimum of 10 spaces per use Wholesaling 1 per 1,000 sq. ft. Recreation, Education, and Public Assembly Uses Assembly/Meeting Facilities 1 per 3 seats or one per 35 sq. ft. used for assembly purposes Commercial Recreation and Entertainment As required by conditional use permit Cultural Institutions 1 per 300 sq. ft. Schools, Public and Private As required by conditional/minor use permit Residential Uses Accessory Dwelling Units As required per Section 20.48.200 Single-Unit Dwellings—Attached 2 per unit in a garage 7/27/2021 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/#!/NewportBeach20/NewportBeach2040.html#20.40.040 2/6 Land Use Parking Spaces Required Single-Unit Dwellings—Detached and less than 4,000 sq. ft. of floor area 2 per unit in a garage Single-Unit Dwellings—Detached and 4,000 sq. ft. or greater of floor area 3 per unit in a garage Single-Unit Dwellings—Balboa Island 2 per unit in a garage Multi-Unit Dwellings—3 units 2 per unit covered, plus guest parking; 1—2 units, no guest parking required 3 units, 1 guest parking space Multi-Unit Dwellings—4 units or more 2 per unit covered, plus 0.5 space per unit for guest parking Two-Unit Dwellings 2 per unit; 1 in a garage and 1 covered or in a garage Live/Work Units 2 per unit in a garage, plus 2 for guest/customer parking Senior Housing—Market rate 1.2 per unit Senior Housing—Affordable 1 per unit Retail Trade Uses Appliances, Building Materials, Home Electronics, Furniture, Nurseries, and Similar Large Warehouse-type Retail Sales and Bulk Merchandise Facilities 1st 10,000 sq. ft.—1 space per 300 sq. ft. Over 10,000 sq. ft.—1 space per 500 sq. ft. Plus 1 per 1,000 sq. ft. of outdoor merchandise areas Food and Beverage Sales 1 per 200 sq. ft. Marine Rentals and Sales Boat Rentals and Sales 1 per 1,000 sq. ft. of lot area, plus 1 per 350 sq. ft. of office area Marine Retail Sales 1 per 250 sq. ft. Retail Sales 1 per 250 sq. ft. Shopping Centers 1 per 200 sq. ft. See Section 20.40.050 Service Uses—Business, Financial, Medical, and Professional Convalescent Facilities 1 per 3 beds or as required by conditional use permit Emergency Health Facilities 1 per 200 sq. ft. 7/27/2021 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/#!/NewportBeach20/NewportBeach2040.html#20.40.040 3/6 Land Use Parking Spaces Required Financial Institutions and Related Services 1 per 250 sq. ft. Hospitals 1 per bed; plus 1 per resident doctor and 1 per employee. Offices*—Business, Corporate, General, Governmental First 50,000 sq. ft.1 per 250 sq. ft. net floor area Next 75,000 sq. ft.1 per 300 sq. ft. net floor area Floor area above 125,001 sq. ft.1 per 350 sq. ft. net floor area * Not more than 20% medical office uses. Offices—Medical and Dental Offices 1 per 200 sq. ft. Outpatient Surgery Facility 1 per 250 sq. ft. Service Uses—General Adult-Oriented Businesses 1 per 1.5 occupants or as required by conditional use permit Ambulance Services 1 per 500 sq. ft.; plus 2 storage spaces. Animal Sales and Services Animal Boarding/Kennels 1 per 400 sq. ft. Animal Grooming 1 per 400 sq. ft. Animal Hospitals/Clinics 1 per 400 sq. ft. Animal Retail Sales 1 per 250 sq. ft. Artists’ Studios 1 per 1,000 sq. ft. Catering Services 1 per 400 sq. ft. Care Uses Adult Day Care—Small (6 or fewer)Spaces required for dwelling unit only Adult Day Care—Large (7 or more)2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Child Day Care—Small (6 or fewer)Spaces required for dwelling unit only Child Day Care—Large (9 to 14)2 per site for drop-off and pick-up purposes (in addition to the spaces required for the dwelling unit) Day Care—General 1 per 7 occupants based on maximum occupancy allowed per license 7/27/2021 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/#!/NewportBeach20/NewportBeach2040.html#20.40.040 4/6 Land Use Parking Spaces Required Residential Care—General (7 to 14)1 per 3 beds Eating and Drinking Establishments Accessory (open to public)1 per each 3 seats or 1 per each 75 sq. ft. of net public area, whichever is greater Bars, Lounges, and Nightclubs 1 per each 4 persons based on allowed occupancy load or as required by conditional use permit Food Service with/without alcohol, with/without late hours 1 per 30—50 sq. ft. of net public area, including outdoor dining areas exceeding 25% of the interior net public area or 1,000 sq. ft., whichever is less. See Section 20.40.060 Food Service—Fast food 1 per 50 sq. ft., and 1 per 100 sq. ft. for outdoor dining areas Take-Out Service—Limited 1 per 250 sq. ft. Wine Tasting Room 1 per each 4 persons based on allowed occupancy load or as required by conditional use permit Emergency Shelter 1 per 4 beds plus 1 per staff; and if shelter is designed with designated family units then 0.5 parking space per bedroom designated for family units Funeral Homes and Mortuaries 1 per 35 sq. ft. of assembly area Health/Fitness Facilities Small—2,000 sq. ft. or less 1 per 250 sq. ft. Large—Over 2,000 sq. ft.1 per 200 sq. ft. Laboratories (medical, dental, and similar)1 per 500 sq. ft. Maintenance and Repair Services 1 per 500 sq. ft. Marine Services Boat Storage—Dry 0.33 per storage space or as required by conditional use permit Boat Yards As required by conditional use permit Dry Docks 2 per dry dock Entertainment and Excursion Services 1 per each 3 passengers and crew members Marine Service Stations As required by conditional use permit 7/27/2021 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/#!/NewportBeach20/NewportBeach2040.html#20.40.040 5/6 Land Use Parking Spaces Required Sport Fishing Charters 1 per each 2 passengers and crew members Water Transportation Services—Office 1 per 100 sq. ft., minimum 2 spaces Personal Services Massage Establishments 1 per 200 sq. ft. or as required by conditional use permit Nail Salons 1 per 80 sq. ft. Personal Services, General 1 per 250 sq. ft. Studio (dance, music, and similar)1 per 250 sq. ft. Postal Services 1 per 250 sq. ft. Printing and Duplicating Services 1 per 250 sq. ft. Recycling Facilities Collection Facility—Large 4 spaces minimum, but more may be required by the review authority Collection Facility—Small As required by the review authority Visitor Accommodations Bed and Breakfast Inns 1 per guest room, plus 2 spaces Hotels and accessory uses As required by conditional use permit Motels 1 per guest room or unit Recreational Vehicle Parks As required by conditional use permit Time Shares As required by conditional use permit Transportation, Communications, and Infrastructure Uses Communication Facilities 1 per 500 sq. ft. Heliports and Helistops As required by conditional use permit Marinas 0.75 per slip or 0.75 per 25 feet of mooring space Vehicle Rental, Sale, and Service Uses Vehicle/Equipment Rentals Office Only 1 per 250 sq. ft. Limited 1 per 300 sq. ft., plus 1 per rental vehicle (not including bicycles and similar vehicles) Vehicle/Equipment Rentals and Sales 1 per 1,000 sq. ft. of lot area 7/27/2021 Chapter 20.40 OFF-STREET PARKING https://www.codepublishing.com/CA/NewportBeach/#!/NewportBeach20/NewportBeach2040.html#20.40.040 6/6 Land Use Parking Spaces Required Vehicles for Hire 1 per 300 sq. ft., plus 1 per each vehicle associated with the use and stored on the same site Vehicle Sales, Office Only 1 per 250 sq. ft., plus 1 as required by DMV Vehicle/Equipment Repair (General and Limited) 1 per 300 sq. ft. or 5 per service bay, whichever is more Vehicle/Equipment Services Automobile Washing 1 per 200 sq. ft. of office or lounge area; plus queue for 5 cars per washing station Service Station 1 per 300 sq. ft. or 5 per service bay, whichever is more; minimum of 4 Service Station with Convenience Market 1 per 200 sq. ft., in addition to 5 per service bay Vehicle Storage 1 per 500 sq. ft. Other Uses Caretaker Residence 1 per unit Special Events As required by Chapter 11.03 Temporary Uses As required by the limited term permit in compliance with Section 20.52.040 (Ord. 2021-6 § 2, 2021; Ord. 2017-11 § 5, 2017; Ord. 2015-15 § 8, 2015; Ord. 2013-4 § 3, 2013; Ord. 2010-21 § 1 (Exh. A)(part), 2010) Appendix B Medical-Dental Office Buildings Observed Parking Demand Data Wednesday, November 13th, 2019Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular 213 72 128 135 140 130 115 107 98 66 58 22Handicap 1427774132310Subtotal 227 74135142 147 134116110 100 69 59 22Total Occupancy 227 74 135 142 147 134 116 110 100 69 59 22Total Percent33% 59% 63% 65% 59% 51% 48% 44% 30% 26% 10%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular 129 33 96 111 114 106 94 102 93 104 77 27Handicap 603436332310Subtotal 13533 99 115117 112 97 10595 107 78 27Total Occupancy 135 33 99 115 117 112 97 105 95 107 78 27Total Percent24% 73% 85% 87% 83% 72% 78% 70% 79% 58% 20%Wednesday, November 20th, 2019Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular 67 14 46 57 58 55 50 57 50 46 36 5Handicap 401231112420Other 936666667774Subtotal 80 17 53 65 67 62 57 6459 57 45 9Total Occupancy 80 17 53 65 67 62 57 64 59 57 45 9Total Percent21% 66% 81% 84% 78% 71% 80% 74% 71% 56% 11%15825 Laguna Canyon, Irvine, CA2500 Alton Parkway, Irvine, CA12791 Newport Avenue, Tustin CaCounts Unlimited, Inc.P.O. Box 1178Corona, CA 92878951-268-6268 Aliso Viejo Medical Building Parking AnalysisWednesday, September 12th, 2018Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular7911 25 40 41 35 31 40 45 44 39 11Handicap521100012100Reserved1824465477886Subtotal 102 15 30 45 47 40 35 48 54 53 47 17Total Occupancy 102 15 30 45 47 40 35 48 54 53 47 17Total Percent15% 29% 44% 46% 39% 34% 47% 53% 52% 46% 17%Inventory 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PMRegular9832 55 65 66 59 51 46 55 58 50 38Handicap410423123302Subtotal 102 33 55 69 68 62 52 48 58 61 50 40Total Occupancy 102 33 55 69 68 62 52 48 58 61 50 40Total Percent32% 54% 68% 67% 61% 51% 47% 57% 60% 49% 39%2 Journey5 JourneyCounts Unlimited, Inc.P.O. Box 1178Corona, CA 92878951-268-6268 Appendix C ITE Parking Generation Manual 5th Edition Land Use 720 Medical-Dental Office Building Appendix D PARKPLUS HIGH DENSITY PARKING SYSTEMS DESIGN AND SPECIFICATIONS DP003 Double Stacker 2 Level Parking System caLL uS: 8-444-ParkPLuS © 2019 PARKPLUS, Inc. PARKPLUS reserves the right to change this specification without further notice. ParkPLuSinc.com inFo@ParkPLuSinc.com ParkPLuS, inc. HeaDQuarterS 83 BRoaD aVEnuE, SuiTE 2 FaiRViEW, nJ 07022 ParkPLuS calIForNIa 8640 TamaRacK aVEnuE LoS anGELES, ca 91352 ParkPLuS FlorIDa, INc. 1111 oLD GRiFFin RoaD Dania BEacH, FL 33004 CSLB# 1018794 ouR Global FooTPRinT SeMI-autoMateD SYSteMS HYBRiD DESiGn FoRSELF-PaRK oR aTTEnDED STacKinG autoMateD SYSteMSaDVancED TEcHnoLoGiES FoRRoBoTic PaRKinG SoLuTionS DISPlaY uNItS cREaTiVE SoLuTionS FoRcuSTom DESiGn & EXPoSuRE MecHaNIcal StackerSaTTEnDED SYSTEmS FoRmuLTi-LEVEL BaSic STacKinG 30 Corporate Park Suite 201 Irvine, CA 92606 www.vdbg.com 949.679.6300 Varisco Designs, Inc. 8/2/2021 10:21:40 AM A9-01 PERSPECTIVE VIEWS 21-007 NEWPORT BEACH, CA 1400-1420 BRISTOL 07/09/2021 1400 & 1420 N BRISTOL ST 949-721-1414 NEWPORT BEACH CA 92660 1 2 4 3 SPEC SHEET ParkPLuS DP003DouBLE STacKER ParkPLuSinc.com8-444-ParkPLuS The ParkPLuS DP003 Double Stacker is a hydraulic 2-post, 2-level cantilevered vehicle lift for parking cars one above another. The DP003 raises and locks a platform in place so that a second vehicle can be parked at grade. Entire assembly comes pre-welded and is assembled in the field. Stackers may be installed as single units or in arrays with shared common legs. Stacker is designed to be mounted on grade, concrete or asphalt. approved foundation system may be required for installation of stackers. The ParkPLuS DP003 Double Stacker is designed to be installed indoors and outdoors. Platform height is field adjustable in 1 1/2" increments. Each city may have minimum height requirements and different clear requirements for code required parking. owner/architect should review with local planning and building departments. MeP coordination with project team must meet code requirements and satisfy equipment clearances. Suitable for • Standard passenger vehicles • SuVs Specifications load per Platform: 6,000 lbs. Weight of unit: +/- 3,050 lbs. length of Platform: 13'-6" length incl. overhang: 16'-6" Width of unit: 7'-11" to 9'-0" Height of unit: 9'-6" to 9'-10" operation: Hydraulic control: Push button Pendant *Custom Height and Width Available Power Pack Hydraulic Power System (HPS) HPS1: 1-2 units (208-230V / 1 PH / 60 HZ / 2-3 HP / 18 FLa) HPS-1P10: 1-30 units (208-230V / 1 PH / 60 HZ / 10 HP / 40 FLa) HPS-3P10: 1-30 units (208-230V / 3 PH / 60 HZ / 10 HP / 28.4 FLa) electrical 1 Disconnect required per HPS 3 PH 208-230V / 40amp 1 PH 208-230V / 60amp All control wiring is a Class 2 Circuit 24V applications DP003 Double Stacker can be installed in attended/valet and self-park applications: • Single & Multi-Family residential buildings • Indoor & outdoor Installations • low & High rise buildings • commercial buildings • Surface lots aDDItIoNal INForMatIoN 1 craDle FraMe aSSeMblY 2 HYDraulIc cYlINDer 3 Parallel arM aSSeMblY 4 aDJuStable HeIGHt aSSeMblY 5 SaFetY lockS aSSeMblY 6 eND leG aSSeMblY 7 SeISMIc beaM aSSeMblY 8 PlatForM aSSeMblY 9 PuSH buttoN coNtrolS layout ParkPLuS DP003 Double Stacker can be arranged in single or tandem arrays on either side of a drive aisle. Queuing space of at least 2 vehicles must be provided to allow for shuffling of cars. Queuing space may be in drive aisle. For commercial projects, dur- ing peak traffic, all platforms will be lowered for quick filling of stackers. Surface space to be provided for code-required accessible Parking. components Safety Device is equipped with safety locking system. ‘Posi-lock’ double suspen- sion system holds full weight of vehicle on platform in locked position. Device can be equipped with individual keyed controller for extra safety. Self-attended applications may require additional sensors to detect objects located under platform or entering the area below platform. Fire Protection in most metropolitan areas, car stackers are reviewed as similar to high piled storage and non-building structures. Fire rating of structural compo- nents is not required. Sprinklers may be required per following section. Each city may have fire department guidelines. Fire Sprinklers outdoor: 1. Most cities do not require fire sprinklers. 2. may need to conform to additional zoning regulations and building code requirements. Indoor: 1. installation shall be in a sprinklered garage. in tandem array, additional sprinkler requirements may apply. 2. Sprinkler Plans filed and approved by local municipality. 3. Sprinkler system designed as required by nFPa 13 and local building codes. 4. clear building height within parking area must accommodate height of equipment plus additional requirements for adequate coverage of fire sprinklers. temperature Device is designed to operate between 20° and 120° F. For below freezing environments, hydraulic heaters for Power Packs are recommended. loading Structural design and loading is provided on a project by project basis and is dependant on seismic zones, soil conditions and other environmental conditions. Warranty 12-month Standard manufacturer’s Warranty on new equipment. Equipment Lifespan: indoor = 7,500 cycles; outdoor = 5,000 cycles. Service at end of 12-month warranty period a service contract is available upon request. Rental option may include Service & maintenance for full term. approvals • MEA/OTCR Certified, City of New York • LaETL approved, LaRR#930501, city of Los angeles • california Seismic code compliant • miami Dade county compliant • approved in multiple u.S. cities WIDTH = Center of Leg to Center of Leg Width MoDel WIDtH W01 7'-11" W02 8'-3" W03 8'-6" W04 9'-0" W05 Custom MoDel HeIGHt C/C 10'-6" C/S 12'-2" S/S 14'-0" S/S* 14'-6" clearance S = Standard/SUV C = Compact/Sedan *LA City requirement ParkPLuS, inc. HeaDQuarterS 83 BRoaD aVEnuE, SuiTE 2 FaiRViEW, nJ 07022 ParkPLuS calIForNIa 8640 TamaRacK aVEnuE LoS anGELES, ca 91352 ParkPLuS FlorIDa, INc. 1111 oLD GRiFFin RoaD Dania BEacH, FL 33004 • In-house Design, Manufacturing, Installation & Service • Minimal Moving Parts – Reduced Maintenance • Galvanized, commercial-Grade Machines • Premium Quality Hydraulic cylinders CSLB# 1018794 SPEC SHEET ParkPLuS DP003DouBLE STacKER ParkPLuSinc.com8-444-ParkPLuS The ParkPLuS DP003 Double Stacker is a hydraulic 2-post, 2-level cantilevered vehicle lift for parking cars one above another. The DP003 raises and locks a platform in place so that a second vehicle can be parked at grade. Entire assembly comes pre-welded and is assembled in the field. Stackers may be installed as single units or in arrays with shared common legs. Stacker is designed to be mounted on grade, concrete or asphalt. approved foundation system may be required for installation of stackers. The ParkPLuS DP003 Double Stacker is designed to be installed indoors and outdoors. Platform height is field adjustable in 1 1/2" increments. Each city may have minimum height requirements and different clear requirements for code required parking. owner/architect should review with local planning and building departments. MeP coordination with project team must meet code requirements and satisfy equipment clearances. Suitable for • Standard passenger vehicles • SuVs Specifications load per Platform: 6,000 lbs. Weight of unit: +/- 3,050 lbs. length of Platform: 13'-6" length incl. overhang: 16'-6" Width of unit: 7'-11" to 9'-0" Height of unit: 9'-6" to 9'-10" operation: Hydraulic control: Push button Pendant *Custom Height and Width Available Power Pack Hydraulic Power System (HPS) HPS1: 1-2 units (208-230V / 1 PH / 60 HZ / 2-3 HP / 18 FLa) HPS-1P10: 1-30 units (208-230V / 1 PH / 60 HZ / 10 HP / 40 FLa) HPS-3P10: 1-30 units (208-230V / 3 PH / 60 HZ / 10 HP / 28.4 FLa) electrical 1 Disconnect required per HPS 3 PH 208-230V / 40amp 1 PH 208-230V / 60amp All control wiring is a Class 2 Circuit 24V applications DP003 Double Stacker can be installed in attended/valet and self-park applications: • Single & Multi-Family residential buildings • Indoor & outdoor Installations • low & High rise buildings • commercial buildings • Surface lots aDDItIoNal INForMatIoN 1 craDle FraMe aSSeMblY 2 HYDraulIc cYlINDer 3 Parallel arM aSSeMblY 4 aDJuStable HeIGHt aSSeMblY 5 SaFetY lockS aSSeMblY 6 eND leG aSSeMblY 7 SeISMIc beaM aSSeMblY 8 PlatForM aSSeMblY 9 PuSH buttoN coNtrolS layout ParkPLuS DP003 Double Stacker can be arranged in single or tandem arrays on either side of a drive aisle. Queuing space of at least 2 vehicles must be provided to allow for shuffling of cars. Queuing space may be in drive aisle. For commercial projects, dur- ing peak traffic, all platforms will be lowered for quick filling of stackers. Surface space to be provided for code-required accessible Parking. components Safety Device is equipped with safety locking system. ‘Posi-lock’ double suspen- sion system holds full weight of vehicle on platform in locked position. Device can be equipped with individual keyed controller for extra safety. Self-attended applications may require additional sensors to detect objects located under platform or entering the area below platform. Fire Protection in most metropolitan areas, car stackers are reviewed as similar to high piled storage and non-building structures. Fire rating of structural compo- nents is not required. Sprinklers may be required per following section. Each city may have fire department guidelines. Fire Sprinklers outdoor: 1. Most cities do not require fire sprinklers. 2. may need to conform to additional zoning regulations and building code requirements. Indoor: 1. installation shall be in a sprinklered garage. in tandem array, additional sprinkler requirements may apply. 2. Sprinkler Plans filed and approved by local municipality. 3. Sprinkler system designed as required by nFPa 13 and local building codes. 4. clear building height within parking area must accommodate height of equipment plus additional requirements for adequate coverage of fire sprinklers. temperature Device is designed to operate between 20° and 120° F. For below freezing environments, hydraulic heaters for Power Packs are recommended. loading Structural design and loading is provided on a project by project basis and is dependant on seismic zones, soil conditions and other environmental conditions. Warranty 12-month Standard manufacturer’s Warranty on new equipment. Equipment Lifespan: indoor = 7,500 cycles; outdoor = 5,000 cycles. Service at end of 12-month warranty period a service contract is available upon request. Rental option may include Service & maintenance for full term. approvals • MEA/OTCR Certified, City of New York • LaETL approved, LaRR#930501, city of Los angeles • california Seismic code compliant • miami Dade county compliant • approved in multiple u.S. cities WIDTH = Center of Leg to Center of Leg Width MoDel WIDtH W01 7'-11" W02 8'-3" W03 8'-6" W04 9'-0" W05 Custom MoDel HeIGHt C/C 10'-6" C/S 12'-2" S/S 14'-0" S/S* 14'-6" clearance S = Standard/SUV C = Compact/Sedan *LA City requirement ParkPLuS, inc. HeaDQuarterS 83 BRoaD aVEnuE, SuiTE 2 FaiRViEW, nJ 07022 ParkPLuS calIForNIa 8640 TamaRacK aVEnuE LoS anGELES, ca 91352 ParkPLuS FlorIDa, INc. 1111 oLD GRiFFin RoaD Dania BEacH, FL 33004 • In-house Design, Manufacturing, Installation & Service • Minimal Moving Parts – Reduced Maintenance • Galvanized, commercial-Grade Machines • Premium Quality Hydraulic cylinders CSLB# 1018794 DP003 Double Stacker 2 Level Parking System caLL uS: 8-444-ParkPLuS © 2019 PARKPLUS, Inc. PARKPLUS reserves the right to change this specification without further notice. ParkPLuSinc.com inFo@ParkPLuSinc.com ParkPLuS, inc. HeaDQuarterS 83 BRoaD aVEnuE, SuiTE 2 FaiRViEW, nJ 07022 ParkPLuS calIForNIa 8640 TamaRacK aVEnuE LoS anGELES, ca 91352 ParkPLuS FlorIDa, INc. 1111 oLD GRiFFin RoaD Dania BEacH, FL 33004 CSLB# 1018794 ouR Global FooTPRinT SeMI-autoMateD SYSteMS HYBRiD DESiGn FoRSELF-PaRK oR aTTEnDED STacKinG autoMateD SYSteMSaDVancED TEcHnoLoGiES FoRRoBoTic PaRKinG SoLuTionS DISPlaY uNItS cREaTiVE SoLuTionS FoRcuSTom DESiGn & EXPoSuRE MecHaNIcal StackerSaTTEnDED SYSTEmS FoRmuLTi-LEVEL BaSic STacKinG