HomeMy WebLinkAboutPA2022-018_20220118_Parking Study_1-14-22group, inc.engineering
1501 & 1515 WESTCLIFF DRIVE PARKING REVIEWCity of Newport Beach, California
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PA2022-018
January 14, 2022
Mr. Brian Martini
DMP PROPERTIES
250 Newport Center Drive, Suite 300
Newport Beach, CA 92660
Subject: 1501 & 1515 Westcliff Drive Parking Review, City of Newport Beach
Dear Mr. Martini:
Introduction
RK ENGINEERING GROUP, INC. (RK) is pleased to submit this parking analysis to provide a
parking review for the two buildings located at 1501 & 1515 Westcliff in the City of
Newport Beach. The existing buildings primarily have medical and general office uses.
Under existing conditions, the two-buildings consist of approximately 40,631 square feet.
A manual parking count obtained at the site yielded a total parking supply of 166 parking
spaces. Representatives of the site have recently increased the parking capacity by four (4)
parking spaces. As a result, the project provides a total of 170 dedicated parking spaces
within a surface parking lot. The parking inventory for the project consists of 151 regular
parking spaces, 6 ADA spaces and 13 timed spaces. The project conforms to the current
ADA parking requirements and standards. The parking spaces are exclusively shared
globally by tenants and visitors within the study area. Parking onsite for other uses is
prohibited.
A list of the existing tenants within the study area are provided in Table 1. Table 1 also
shows details on the existing uses such as the size of each use and the hours of operation.
Exhibits A, B, and C provides an aerial satellite image, site plan, and floor plans of the study
area, respectively. Photographs of the surface parking lot are included in Appendix A.
PA2022-018
1501 & 1515 Westcliff Drive Parking Review, City of Newport Beach
RK17057
Page 2
Proposed Fast Casual Restaurant
Representatives of the buildings are proposing to convert Suite 100-A in Building 1501
from general office use to a fast casual restaurant use located on the first floor. The total
square feet for the restaurant consist of approximately 4,784 gross square feet which
includes 1,200 gross square feet of outdoor patio area.
1. Suite 100-A: 4,784 gross square feet of Juliette’s Café (Fast Casual Service)
o 4,114 Square Feet of Restaurant (with 1,200 square feet of outdoor patio).
o 670 Square Feet of Retail Use
Juliette’s Café will be an upscale fast-casual café (no table service) and retail market. The
café will be placing an emphasis on to-go orders via a custom mobile app and other
mainstream online food apps. Food orders will also be placed on-site for either to-go or
self-seating. Customers opting to eat on-site will place orders at the counter and be
handed a number in return to display at their table for a food runner to deliver.
Juliette’s Café will also include a small retail market which will carry a variety of coffee,
bakery, and wine supplies and accessories, along with pre-packaged to-go items, kits,
bottles, etc. There will be no bar seating and no full-service alcohol, only wine and limited
beer offerings will be available. Current planned hours of operation are from 8:00 AM -
6:30 PM.
The proposed restaurant operations are consistent with the ITE (Institute of Transportation
Engineers) Parking Generation Manual, 5th Edition Fast Casual land use designation. ITE
defines Fast Casual Restaurant as follows:
“A fast casual restaurant is a sit-down restaurant with no (or very
limited) wait staff or table service. Customers typically order off a
menu board, pay for food before the food is prepared and seat
themselves. The menu generally contains higher quality made to
order food items with fewer frozen or processed ingredients than at
a fast-food restaurant. Most patrons eat their meal within the
restaurant, but a significant proportion of the restaurant sales are
carry-out orders. The restaurants typically serve lunch and dinner;
some serve breakfast. A typical duration of stay for an eat-in
customer is 40 minutes or less…”
PA2022-018
1501 & 1515 Westcliff Drive Parking Review, City of Newport Beach
RK17057
Page 3
Appendix B includes the ITE Parking Generation Manual, 5th Edition Fast Casual land use
full description.
The objective of the parking analysis is to determine the adequacy of parking for the
proposed restaurant and retail use within the study area assuming a full 100% tenant
occupancy scenario. This will be accomplished by obtaining observed parking demand
surveys at the study area, adding the city code parking requirements for existing tenant
vacancies, and adding the proposed projects’ parking requirements.
City of Newport Beach Parking Requirements: Chapter 20.40.040 Off-Street
Parking Tables (1 & 2)
Based on the parking code requirements, the City of Newport Beach applies a parking rate
of 1 space per 40 square feet of net public area, including outdoor dining areas exceeding
25% of the interior net public area or 1,000 square feet, whichever is less for this type of
restaurant use and 1 space per 250 square feet for retail use. The parking requirement for
the existing tenants (medical, office, and storage) was also calculated and are provided in
Tables 1 & 2.
Assuming a full-tenant occupancy scenario, the proposed project would require a total of
190 parking spaces as indicated in Table 2. Since the project provides a total of 170
parking spaces, there is a parking code deficiency of 20 parking spaces or 11% deficient
per code. Representatives of the project are seeking a parking waiver for the proposed
restaurant use conversion.
Due to the parking code deficiency on site, observed parking surveys have been obtained to
determine if an adequate number of parking spaces are provided to serve the proposed
restaurant and retail uses assuming a 100% tenant occupancy scenario in both buildings.
The City of Newport Beach Chapter 20.40.040 Off-Street Parking Requirements Table 3-10
is provided in Appendix C.
PA2022-018
1501 & 1515 Westcliff Drive Parking Review, City of Newport Beach
RK17057
Page 4
Observed Parking Surveys (Tables 3, 4, & 5)
To more accurately determine the parking required for the existing site and land use mix,
RK obtained parking surveys of the site on the following days at one-hour intervals:
• Thursday, November 5th, 2021, 7:00 AM – 8:00 PM
• Saturday, November 7th, 2021, 7:00 AM – 8:00 PM
Hourly parking counts were collected onsite from 7:00 AM to 8:00 PM. As a result, a total
of 26 hours of data was collected at the site. The survey hours cover the operating hours of
all existing uses onsite, and the proposed restaurant use which is expected to operate from
8:00 AM to 6:30 PM. Hence, the observed time frame captures the site’s peak parking
demand.
The parking survey was conducted during typical weekday and weekend business
operations and during clear weather conditions. The parking counts were conducted by an
independent third party (Counts Unlimited, Inc.). The number of parked cars within the
study area was determined on an hourly basis.
The observed parking counts captured the vehicles that were parked for buildings 1501 &
1515 Westcliff. At no time were visitors or employees observed to be parking in adjacent
offsite parking lots or along local streets and walking to the site. Furthermore, the site
regularly controls its parking lot with a security guard and appropriate signs are placed to
deter nonusers to park onsite. As a result, the observed parking surveys accurately obtained
parking counts exclusively for both buildings in the study area.
The raw observed parking counts are provided in Appendix D.
When compared to the parking demand calculated through the City’s Municipal Parking
Code, the observed parking counts are expected to provide a more accurate and realistic
expectation of the site’s parking demand that more precisely considers the parking
characteristics and dynamics of the actual site.
In order to ensure a typical operational day at the project site, representatives of the
building completed a survey of all tenants to confirm operating hours and if there are
employees working remotely. Based on the results of the survey, no tenants are working
PA2022-018
1501 & 1515 Westcliff Drive Parking Review, City of Newport Beach
RK17057
Page 5
remotely or have "modified" hours due to Covid-19. All are working their normal stated
hours on site.
To determine the peak parking demand assuming a 100% full-tenant occupancy scenario,
all existing tenant vacancies and the proposed project was added to the observed parking
counts.
The City of Newport Beach parking rates were applied to the existing tenant vacancies and
to the proposed project. The ULI (Urban Land Institute) Third Edition, time-of-day
adjustments were utilized to accurately determine the hourly parking variations for the
vacant medical and general office uses. It was also applied to the proposed restaurant uses.
The ULI "Fast Casual" land use designation was used to determine the time-of-day
percentages for visitors and employees during weekday and weekend conditions.
The projected parking demand calculations are considered conservative. Typically, a
restaurant use will serve a small portion of office uses that are also onsite. For Example,
some medical and general office employees who are already parked on site may visit the
restaurant. This is known as a non-captive ratio. The non-captive ratio represents the
number of vehicles which are counted for parking at secondary land uses. This eliminates
double counting of parking space requirements. As a conservative measure, the parking
calculations do not include a non-captive ratio, and the full projected parking demands are
being utilized.
The ULI Third Edition Hourly Weekday and Weekend Time-of-Day Adjustments are provided
in Appendix E.
PA2022-018
1501 & 1515 Westcliff Drive Parking Review, City of Newport Beach
RK17057
Page 6
As shown in Tables 3 and 4, based on actual observed parking demand counts at the site
with a 100% tenant occupancy scenario and the proposed project:
• Table 3: The observed peak parking demand on Thursday, November 4, 2021,
occurred at 12:00 PM when a total of 116 vehicles were parked, resulting in 68%
occupancy. Since the site has a parking capacity of 170 spaces, a total of 54 parking
spaces are available during the peak demand time on Thursday. This was the
maximum observed parking demand for the site.
• Table 4: The observed peak parking demand on Saturday, November 6, 2021,
occurred at 12:00 PM when a total of 54 vehicles were parked, resulting in 32%
occupancy. Since the site has a parking capacity of 170 spaces, a total of 116
parking spaces are available during the peak demand time on Saturday.
Table 5 summarizes the peak observed parking demands with a 100% tenant occupancy
and proposed conditions scenario.
Based on the results of the observed parking surveys and assuming a 100% full-
tenant occupancy scenario, the project has a sufficient amount of parking spaces
available to support the proposed restaurant conversion during weekday and
weekend conditions.
PA2022-018
1501 & 1515 Westcliff Drive Parking Review, City of Newport Beach
RK17057
Page 7
Conclusion
When considering the City of Newport Beach parking code requirements with a 100% full-
tenant occupancy scenario with the proposed project, the site has a code required parking
deficiency of 20 parking spaces. As a result, an observed parking analysis was completed to
determine if the site has enough parking spaces available to accommodate the proposed
restaurant conversion. This was accomplished by obtaining 26 hours of parking surveys at
the site.
Based upon the two (2) observed parking surveys and assuming a 100% full-
tenant occupancy scenario, the 170 parking spaces that are provided are
sufficient to accommodate the proposed restaurant uses during peak parking
demand times.
RK Engineering Group, Inc. appreciates the opportunity to work with DMP Properties and
the City of Newport Beach on this project. If you have any questions regarding the analysis, or
would like further review, please do not hesitate to contact us at (949) 474-0809.
Sincerely,
RK ENGINEERING GROUP, INC.
Rogier Goedecke
President
RK17057
JN:2645-2021-01
PA2022-018
Exhibits
PA2022-018
engineeringgroup, inc.engineering
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Location MapExhibit A
1501 & 1505 WESTCLIFF DRIVE PARKING REVIEW, City of Newport Beach, CA
2645-2021-01
Legend:
= Project Site
= Project Site Boundary
W
estcliff Drive
Dover DrivePA2022-018
engineeringgroup, inc.engineering
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Site PlanExhibit B
1501 & 1505 WESTCLIFF DRIVE PARKING REVIEW, City of Newport Beach, CA
2645-2021-01
Legend:
= Proposed Restaurants
= Proposed Restaurants Site Boundary
PA2022-018
engineeringgroup, inc.engineering
Floor PlanExhibit C
1501 & 1505 WESTCLIFF DRIVE PARKING REVIEW, City of Newport Beach, CA
2645-2021-01N BANK
APPROX. 7,684 SF
GROUND FLOOR
PA2022-018
Tables
PA2022-018
100 Union Bank Monday - Friday
9 AM - 5 PM Financial Institution 8,796 22%
100-A Vacant Financial
(FUTURE RESTAURANT CONVERSION)N/A - Vacant Financial Institution 3,585 9%
Building
1515 U.S. Bank Monday - Friday
9 AM - 5 PM Financial Institution 10,542 26%
200 Pierce Chiropractic Monday - Friday
9 AM - 5 PM Office - Medical 540 1%
201 Dr. Lifestyle (Dr. Yu & Dr. Mondala)Monday - Friday
9 AM - 5 PM Office - Medical 556 1%
210 VACANT MEDICAL N/A - Vacant Office - Medical 1,530 4%
225 Dr. Beth Lo Monday - Friday
8:30 AM - 5 PM Office - Medical 818 2%
230 Amy Berisha Skincare Monday - Friday 8 AM - 5 PM Office - General 581 1%
240 Jennifer Rosenfeld, N.P.Monday, Wednesday, Friday 9 AM - 5:30 PM Office - Medical 617 2%
250 Dr. George Martinez | Chiropractic Monday - Friday 9 AM - 6 PM Office - Medical 629 2%
260 Ambition Media LLC & Searles Development, LLC Monday - Friday 8 AM - 6 PM Office - General 725 2%
270 AllView Real Estate Monday - Friday 8 AM - 5 PM Office - General 1,040 3%
280 VACANT GENERAL OFFICE N/A - Vacant Office - General 778 2%
285 HG Home Goods Monday - Friday 8 AM - 3 PM Office - General 781 2%
290 Christian Counseling Monday - Friday 8 AM - 8 PM Office - General 493 1%
300 Dr. Steve Yu | Rox Monday - Friday 9 AM - 5 PM Office - Medical 1,099 3%
301 Allyson Berkey MD PC | Beyond Regenerative Medicine & Aesthetics Tuesday - Saturday 10 AM - 5 PM Office - Medical 833 2%
302 Restore Med Clinic | Dr. Harris Monday - Friday
9 AM - 5 PM Office - Medical 475 1%
303 Restore Med Clinic Monday - Friday
9 AM - 5 PM Office - Medical 1,209 3%
305 Jenna Flowers, PhD
Monday 9 AM - 8 PMTuesday 12 PM - 8 PMWednesday 9AM - 9 PMThursday 8 AM - 9 PMFriday 12 PM - 7 PMSaturday 9 PM - 2 PM
Office - General 421 1%
306 Chaparral Capital, LLC Monday - Friday 8 AM - 5 PM Office - General 574 1%
307 VACANT GENERAL OFFICE N/A - Vacant Office - General 1,472 4%
309 Restore Med Clinic Monday - Friday 9 AM - 5 PM Office - Medical 306 1%
310 Mainspring Family Wellness Monday - Friday 9 AM - 8 PM Office - General 464 1%
320 Verizon Wireless Monday - Friday 9 AM - 5 PM Storage 522 1%
323 Verizon Wireless Monday - Friday 9 AM - 5 PM Storage 306 1%
325 Dr. Steve Dennis Monday - Friday
8 AM - 5 PM Office - Medical 939 2%
40,631 100%
1,530 4%
5,835 14%
Parking Code1 Number of
Spaces Required
9,551 24%
8,126 20%1 per 250 Square Feet 32.50
1,425 4%1 per 200 Square Feet 7.12
9,551 24%Medical Office Parking Requirement 39.63
30,252 74%1 per 250 Square Feet 121.01
828 2%1 per 2,000 Square Feet 0.41
40,631 100%Total Required Parking 161.05
162
170
8
5%
Total Medical Office Tenant Vacancy
Total Office Tenant Vacancy
Periodic weekend hours.
TT accesses as/when needed.
TT accesses as/when needed.
Total Gross Floor Area
Hours vary based on patients' schedules with periodic weekend hours.
Medical Office - Certificate of Occupancy 11/20/1997
Permit B9702071 Plan No. 1285-97
Total Number of Parking Spaces Provided On-Site2
Number of Parking Spaces in Surplus per Municipal Code
Percent of Parking Spaces in Surplus per Municipal Code
1 Parking requirements are based on the City of Newport Beach Chapter 20.40.040 Off-Street Parking Requirements Table 3-10. Buildings with medical office use of at least 20% are parked at the general office rate of 1 space per 250 square feet of gross floor area. Medical office space that existed prior to 2005 are parked at the general office rate of 1 space per 250 square feet of gross floor area.
2 Representatives of the project added four (4) parking spaces on November 15, 2021. As a result, the parking lot has a total of 170 parking spaces that are exclusively used by tenants and visitors of the site.
Table 1
1501 & 1515 Westcliff, Newport BeachRequired Parking Sec 20.40.040¹ (Existing Conditions)
Gross Floor Area (S.F)Hours of OperationTenant Land Use
Comments
Ownership called and surveyed all existing tenants to confirm their
hours on 11/15/21 and 11/16/21. No tenants are working remotely or have "modified" hours due to Covid-19. All are working their normal
stated hours on site.
Total Required Parking Per Newport Beach Municipal Code (Fractional Spaces Rounded Up)
Percent of
Gross Floor
Area
Suite
Total Medical Office
Total General Office / Financial
20% of Total Building Parked at 1/250
Remaining Medical Office Parked at 1/200
Total Medical Office
Total Building
Total Storage
Parking Requirements per Land Uses
RK17057TBJN:2645-2021-01
PA2022-018
Outdoor Patio Area (S.F.)
25% of Interior Net Public Area (S.F.)
Amount of Outdoor Area Requiring Parking (S.F.)
Restaurant 4,114 10%530 1,200 133 1,068 1,598 1 per 40 square feet net public area 40.00
Retail 670 2%1 per 250 square feet 3.00
4,784 11%530 1,200 133 1,068 1,598 43.00
100 Union Bank Monday - Friday 9 AM - 5 PM Financial Institution 8,796 21%
Building
1515 U.S. Bank Monday - Friday
9 AM - 5 PM Financial Institution 10,542 25%
200 Pierce Chiropractic Monday - Friday
9 AM - 5 PM Office - Medical 540 1%
201 Dr. Lifestyle (Dr. Yu & Dr. Mondala)Monday - Friday
9 AM - 5 PM Office - Medical 556 1%
210 VACANT MEDICAL N/A - Vacant Office - Medical 1,530 4%
225 Dr. Beth Lo Monday - Friday 8:30 AM - 5 PM Office - Medical 818 2%
230 Amy Berisha Skincare Monday - Friday 8 AM - 5 PM Office - General 581 1%
240 Jennifer Rosenfeld, N.P.Monday, Wednesday, Friday
9 AM - 5:30 PM Office - Medical 617 1%
250 Dr. George Martinez | Chiropractic Monday - Friday 9 AM - 6 PM Office - Medical 629 2%
260 Ambition Media LLC &
Searles Development, LLC Monday - Friday 8 AM - 6 PM Office - General 725 2%
270 AllView Real Estate Monday - Friday
8 AM - 5 PM Office - General 1,040 2%
280 VACANT GENERAL OFFICE N/A - Vacant Office - General 778 2%
285 HG Home Goods Monday - Friday 8 AM - 3 PM Office - General 781 2%
290 Christian Counseling Monday - Friday 8 AM - 8 PM Office - General 493 1%
300 Dr. Steve Yu | Rox Monday - Friday 9 AM - 5 PM Office - Medical 1,099 3%
301 Allyson Berkey MD PC | Beyond Regenerative Medicine & Aesthet Tuesday - Saturday 10 AM - 5 PM Office - Medical 833 2%
302 Restore Med Clinic | Dr. Harris Monday - Friday 9 AM - 5 PM Office - Medical 475 1%
303 Restore Med Clinic Monday - Friday 9 AM - 5 PM Office - Medical 1,209 3%
305 Jenna Flowers, PhD
Monday 9 AM - 8 PM
Tuesday 12 PM - 8 PM
Wednesday 9AM - 9 PMThursday 8 AM - 9 PMFriday 12 PM - 7 PMSaturday 9 PM - 2 PM
Office - General 421 1%
306 Chaparral Capital, LLC Monday - Friday 8 AM - 5 PM Office - General 574 1%
307 VACANT GENERAL OFFICE N/A - Vacant Office - General 1,472 4%
309 Restore Med Clinic Monday - Friday 9 AM - 5 PM Office - Medical 306 1%
310 Mainspring Family Wellness Monday - Friday 9 AM - 8 PM Office - General 464 1%
320 Verizon Wireless Monday - Friday 9 AM - 5 PM Storage 522 1%
323 Verizon Wireless Monday - Friday 9 AM - 5 PM Storage 306 1%
325 Dr. Steve Dennis Monday - Friday 8 AM - 5 PM Office - Medical 939 2%
41,830 100%
4,784 11%
9,551 23%
8,366 20%
1,185 3%
9,551 23%
26,667 64%
828 2%
41,830 100%
Parking Code1
Total Required Parking
1 per 2,000 Square Feet
1 per 250 Square Feet
Medical Office Parking Requirement
Total Proposed Restaurant/Retail See Top of Table
39.39
106.67
Number of
Spaces Required
-11%Percent of Parking Spaces Deficient per Municipal Code
Total Number of Parking Spaces Provided On-Site2
Total Required Parking Per Newport Beach Municipal Code (Fractional Spaces Rounded Up)
Number of Parking Spaces Deficient per Municipal Code
0.41
189.47
190
170
-20
Total Medical Office
Total General Office / Financial Institution
Total Storage
Total Building
Total Gross Floor Area
Parking Requirements per Land Uses
Total Medical Office
20% of Total Building Parked at 1/250
Remaining Medical Office Parked at 1/200
43.00
33.46
5.931 per 200 Square Feet
1 per 250 Square Feet
Periodic weekend hours.
TT accesses as/when needed.
TT accesses as/when needed.
Monday - Sunday
8 AM - 6:30 PM
TOTAL RESTAURANT/RETAIL
NON-RESTAURANT (Medical Office / General Office / Financial)
COMMENTS
100-A
Number of
Spaces
Required
Juliette's Café (Proposed)
(Mixed retail / Fast Casual restaurant use w/ patio)
(2,914 SF Gross Interior + 670 SF of Retail + 1,200 SF Patio =4,784 Total GSF)
PROPOSED RESTAURANT/RETAIL
Table 21501 & 1515 Westcliff, Newport BeachRequired Parking Sec 20.40-040¹ (Proposed Conditions)
Suite Tenant Hours of Operation Land Use Gross Floor
Area (S.F)
Percent of
Gross Floor
Area
Interior Net
Public Area
(S.F.)
Outdoor Patio
Total (S.F.)Parking Code1
Medical Office - Certificate of Occupancy 11/20/1997
Permit B9702071 Plan No. 1285-97
1 Parking requirements are based on the City of Newport Beach Chapter 20.40.040 Off-Street Parking Requirements Table 3-10. Buildings with medical office use of at least 20% are parked at the general office rate of 1 space per 250 square feet of gross floor area. Medical office space that existed prior to 2005 are parked at the general office rate of 1 space per 250 square feet of gross floor area.
2 Representatives of the project added four (4) parking spaces on November 15, 2021. As a result, the parking lot has a total of 170 parking spaces that are exclusively used by tenants and visitors of the site.
Hours vary based on patients' schedules with periodic weekend hours.
RK17057TBJN:2645-2021-01
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Time-of-Day
1,530 Square Feet 2,250 Square Feet 4,784 Square Feet
151 6 13 170 Employees Visitors Employees Visitors Employees Visitors
7:00 AM 6 0 2 8 1 0 1 0 1 4 15 9%155
8:00 AM 6 0 3 9 5 3 4 0 2 7 30 18%140
9:00 AM 16 0 4 20 5 3 7 0 2 11 49 29%121
10:00 AM 27 0 9 36 5 3 8 1 5 20 78 46%92
11:00 AM 36 0 10 46 5 3 8 0 6 31 100 59%70
12:00 PM 48 0 12 60 5 1 7 0 6 37 116 68%54
1:00 PM 43 1 11 55 5 3 7 0 6 37 113 67%57
2:00 PM 45 1 6 52 5 3 8 1 6 33 108 63%62
3:00 PM 44 1 7 52 5 3 8 0 4 22 95 56%75
4:00 PM 45 1 6 52 5 3 7 0 4 20 91 53%79
5:00 PM 30 0 6 36 5 2 5 0 4 22 75 44%95
6:00 PM 10 0 0 10 3 2 2 0 5 31 54 32%116
7:00 PM 3 0 0 3 2 1 1 0 5 30 42 25%128
8:00 PM 2 0 0 2 1 0 0 0 4 18 26 15%144
Observed Parking Counts1 City of Newport Beach Parking Requirements & ULI Time-of-Day Factors (Vacant and Proposed Uses)
Timed Spaces
Add Proposed Juliette's
Fast Casual Restaurant/Retail4
¹ The parking surveys were obtained by Counts Unlimited Inc. (third-party independent traffic data collection company) during typical operations and weather conditions.
2 At the time of the observed parking survey, the project had a total of 1,531 square feet of vacant medical office use. The City of Newport Beach parking requirements were added to the table with the ULI Shared Parking Third Edition time-of-day factors and visitor/employee ratio
to account for the hourly parking demand for visitors and employees.
Total Parking Demand
(Full Tenant Occupancy
and Proposed Project)
Percent of
Occupied
Parking Spaces
Number of
Parking Spaces
Available
Table 3
1501 & 1515 Westcliff, Newport BeachObserved Parking Survey Results with 100% Tenant Occupancy & Proposed Project1
Thursday, November 4, 2021
Regular
Parking
Spaces
ADA Spaces Total Observed Parking Demand
Add Existing
Medical Office Vacancy2
Add Existing
General Office Vacancy3
Number of
Parking Spaces
3 At the time of the observed parking survey, the project had a total of 2,250 feet of vacant general office use. The City of Newport Beach parking requirements were added to the table with the ULI Shared Parking Third Edition time-of-day factors and visitor/employee ratio to
account for the hourly parking demand for visitors and employees.
4 The proposed restaurant and retail use was added to the observed parking counts. The City of Newport Beach parking requirements were added to the table with the ULI Shared Parking Third Edition time-of-day factors and visitor/employee ratio to account for the hourly parking
demand for visitors and employees. The "Fast Casual" land use designation was used in the ULI model to determine the time-of-day percentages.
RK17057TB
JN:2645-2021-01
PA2022-018
Time-of-Day
1,530 Square Feet 2,250 Square Feet 4,784 Square Feet
151 6 13 170 Employees Visitors Employees Visitors Employees Visitors
7:00 AM 1 0 0 1 0 0 1 0 1 4 7 4%163
8:00 AM 2 0 0 2 0 0 2 0 2 7 13 8%157
9:00 AM 2 0 0 2 0 0 2 0 2 11 18 11%152
10:00 AM 5 0 0 5 0 0 2 0 5 20 33 19%137
11:00 AM 6 0 0 6 0 0 3 0 6 31 46 27%124
12:00 PM 8 0 0 8 0 0 2 0 6 37 54 32%116
1:00 PM 6 0 0 6 0 0 2 0 6 37 51 30%119
2:00 PM 4 0 0 4 0 0 2 0 6 33 45 26%125
3:00 PM 5 0 0 5 0 0 1 0 4 22 33 19%137
4:00 PM 2 0 0 2 0 0 1 0 4 20 27 16%143
5:00 PM 3 0 0 3 0 0 0 0 4 22 30 17%140
6:00 PM 2 0 0 2 0 0 0 0 5 31 39 23%131
7:00 PM 2 0 0 2 0 0 0 0 5 30 37 22%133
8:00 PM 2 0 1 3 0 0 0 0 4 18 25 15%145
Observed Parking Counts1 City of Newport Beach Parking Requirements & ULI Time-of-Day Factors (Vacant and Proposed Uses)
Timed
Spaces
Add Proposed Juliette's
Fast Casual Restaurant/Retail4
¹ The parking surveys were obtained by Counts Unlimited Inc. (third-party independent traffic data collection company) during typical operations and weather conditions.
2 At the time of the observed parking survey, the project had a total of 1,531 square feet of vacant medical office use. The City of Newport Beach parking requirements were added to the table with the ULI Shared Parking Third Edition time-of-day factors and visitor/employee ratio to account
for the hourly parking demand for visitors and employees.
Total Parking Demand
(Full Tenant Occupancy
and Proposed Project)
Percent of
Occupied Parking
Spaces
Number of
Parking Spaces
Available
Table 4
1501 & 1515 Westcliff, Newport Beach
Observed Parking Survey Results with 100% Tenant Occupancy & Proposed Project1
Saturday, November 6, 2021
Regular Parking
Spaces
ADA
Spaces
Total Observed
Parking Demand
Add Existing
Medical Office Vacancy2 Add Existing
General Office Vacancy3
Number of
Parking Spaces
3 At the time of the observed parking survey, the project had a total of 2,250 feet of vacant general office use. The City of Newport Beach parking requirements were added to the table with the ULI Shared Parking Third Edition time-of-day factors and visitor/employee ratio to account for the
hourly parking demand for visitors and employees.
4 The proposed restaurant and retail use was added to the observed parking counts. The City of Newport Beach parking requirements were added to the table with the ULI Shared Parking Third Edition time-of-day factors and visitor/employee ratio to account for the hourly parking demand for
visitors and employees. The "Fast Casual" land use designation was used in the ULI model to determine the time-of-day percentages.
RK17057TB
2645-2021-01
PA2022-018
Table Date Peak
Demand Time
Peak
Parking Demand
On-Site
Parking Capacity
Peak
Parking Utilization
Available
Parking Spaces
3 Thursday, November 4, 2021 12:00 PM 116 170 68%54
4 Saturday, November 6, 2021 12:00 PM 54 170 32%116
Table 51501 & 1515 Westcliff, Newport Beach
Summary of Peak Observed Parking Demand with 100% Tenant Occupancy and Proposed Project1
¹ The parking surveys were obtained by Counts Unlimited Inc. (third-party independent traffic data collection company) during typical operations and weather conditions.
RK17057TB
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Appendices
PA2022-018
Appendix A
Photographs of Study Area
1501 & 1515 Westcliff, Newport Beach
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FOR LEASE 949.245 2650 Rw REowooo
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""' ' ~ 'T~
•
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•
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PA2022-018
•
Bank 100
vanced DC Wellness 200
Dr. Lifestyle Clinic 201
Melissa Mandala, MD 201
Micah Vu, MD 201
h Lo, M.D. 225
-
n Rosenfeld Aesthetics 240 <t
The Way Chiropractic 250
George S. Martinez, D.C. 250 6
bition Media 260
earles Development 260
285
For Leasing:
949 706-8385
•
Newport Beach Christian Counseling 290 ~
Steve Yu, MD , FACOG -MIGS
Restore Med Clinic 303 6
Dr. Jenna Flowers, MFT 305
Chaparral Capital, LLC 306
309
310
Steven C. Dennis,
PROPERTIES
1
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PA2022-018
-
PA2022-018
•
-
-
PA2022-018
-
CUSTOMER & TENANT PARKING ONLY
AU UNAUTHORIZED VEHICLES WILL
BE TOWED AWAY AT VEHICLE
OWNER EXPENSE.
NO CAFE GRATITUDE
NO LAVENDER SALON
NO KIT COFFEE
NO RA YOGA
NO 1617 MEDICAL BUILDING
NO APARTMENT PARKING
PARKING MONITORED
NO EXCEPTIONS
TOWED VEHICLES MAY BE RECLAIMED BY PHONING
NEWPORT BEACH P.O. 949-644•3717
-
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PA2022-018
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PA2022-018
PA2022-018
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PA2022-018
Appendix B
ITE Parking Generation Manual 5th Edition
Fast Casual Restaurant Description
PA2022-018
Land Use: 930 Fast Casual Restaurant
Description
A fast casual restaurant is a sit-down restaurant with no (or very limited) wait staff or table service.
Customers typically order off a menu board, pay for food before the food is prepared and seat
themselves. The menu generally contains higher quality made to order food items with fewer
frozen or processed ingredients than at a fast food restaurant. Most patrons eat their meal within
the restaurant, but a significant proportion of the restaurant sales are carry-out orders. The
restaurants typically serve lunch anq dinner; some serve breakfast. A typical duration of stay for an
eat-in customer i~ 40 minutes or less. Quality restaurant (Land Use 931 ), high-turnover (sit-down)
restaurant (Land Use 932), fast-food restaurant without drive-through window (Land Use 933), and
fast-food restaurant with drive-through window (Land Use 934) are related uses.
Time of Day Distribution for Parking Demand
The following table presents a lime-of-day distribution of parking demand on a weekday (three study
sites) and a Saturday (one study site) in a general urban/suburban setting.
12:00-4:00 a.m.
5:00 a.m.
6:00a.m. 2
7:00a.m. 2
8:0cia.m. 5 3
9:00a.m. 14 7
10:00 a.m. 17 7
11:00 a.m. 18 27
12:00 p.m. 100 70
1:00 p.m. 75 80
2:00 p.m. 45 100
3:00 p.m. 31 57
4:00 p.m. 23 43
5:00 p.m. 49 60
6:00 p.m. 77 87
7:00 p.m. 69 53
8:00 p.m. 28 43
9:00 p.m. 20 33
10:00 p.m. 11 20
11:00 p.m.
Land Use Descriptions and Data Plots 707
i'
' '1
PA2022-018
Appendix C
City of Newport Beach
Chapter 20.40.040
Off-Street Parking Requirements Table 3-10
PA2022-018
PA2022-018
PA2022-018
PA2022-018
PA2022-018
PA2022-018
PA2022-018
Appendix D
Observed Parking Demand Surveys
Counts Unlimited Inc.
Thursday, November 4, 2021
Saturday, November 6, 2021
PA2022-018
1501 and 1515 Westcliff DriveNewport Beach, CAThursday, November 4th, 2021
Inventory 7:00 AM 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 PM 7:00 PM 8:00 PM
Regular 147 6 6 16 27 36 48 43 45 44 45 30 10 3 2Handicap600000011110000Timed1323491012116766000Total166892036466055525252361032Percent Occupied 5%5%12%22%28%36%33%31%31%31%22%6%2%1%
Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268
PA2022-018
1501 and 1515 Westcliff DriveNewport Beach, CASaturday, November 6th, 2021
Inventory 7:00 AM 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 PM 7:00 PM 8:00 PMRegular14712256864523222Handicap600000000000000Timed1300000000000001Total16612256864523223Percent Occupied 1%1%1%3%4%5%4%2%3%1%2%1%1%2%
Counts Unlimited, Inc.PO Box 1178Corona, CA 92878951-268-6268
PA2022-018
Appendix E
ULI (Urban Land Institute)
Shared Parking Manual Third Edition
Time-of-Day Adjustments
PA2022-018
PA2022-018
FIGURE 2-4 Weekday Time-of-Day Adjustments
-Retail typica'.
Oscet:1ber Visitors 1% 5% 15% 30% BG% 85%; 85% 50% 30% 10% 0%
U:ile December Visitors 1% 5% 1Do/: 2C% 40% 65% 90% 100% 100% iCO% 9"5% 85% 70% 55% 40'fo 2.5% 15% 5% G%
All Employess 10% 15% 25% 45% 75% 95% 100% 1Di1'/4 [CC% :100%, 10:%:100% 100% 100% 90% 40% 40% 22% 0%
Superrnarke!/ %,!tors 5% 20% 30% 50% 60% 67% 85% 90%! 95% 97% 100% 100% 100% 85% 55% 35% 20% 5%; 5%
grocery F.mpkyees 10% 30% 40% 80% 90%,1CG% 100%,100%1100% 100% 100% 100% 80% 50% 35% 20% 20% 20% 20%
Pharw,ar.y : Visitors 5% 20% 30% 411%· 60%; 67%! 85%· 90% 95% 97% 100% 100% 1CC%, 85% 55% 35% 20% 5% 5%
fanp!oyees 20% 30% l0% 80% 90% '.00% 100% 100% 100% 100% 100% 100% 80% ! BG% 35% 20% 20% 211% 20%
Discount stores/ Visitors 15% 35% 45% 65% 75% 85% 100% 100% 100% 100%: 75%' 85% 75% 63% 45% 30% 10% 5% 1%
superstores Empi.oyf;es 25% 45% 65% 75% 85% 100% 100% 100%,lC-0% 1CO% 100% 95% 85% 70% 55% 40% 20% 2.C%1 20%
Home V1s:tors 15%' 2C% i 35% 55% 85% 99% 100%: 99% 98% 90% 85% 80% 75% 60% 50% 3G% '.Q% 0%' :%
improvemen: : Employees 1 30% 45% 65% 95% 100% 1~0% '100% 1:X:% 100% 95%, 90% 85% 70% 60% 40% 20% "'"' I 0% storss/gzrcl2n
Fo<id and beverage
Fine/casual Visitors 0% 0%! 0%1 0% 15% 40% 75% 75% 65% 40% 50'½ 75% 195% 100%:100% 100% 95% 75% 25%
dLoing Employee. 0% 20% j 50%, 75% 90% 90% 90% 90% 90% 75% '75% 100% :·:OOo/o 100% 100% 100% 100% 85% 35%
Family Visitors 25% 50% 60'½ 75% 85% 90% 100% 90% i;J% 45% 45% 75% 80% 80% BO% 60% 55% 75% 25%
restaurant , E,.,..,ptoyees ! 5Co/:; 75% 90% 90% 100% 100% 100% CO% 100% 75% 75% 95% ?5% 95% 95% 80% 65% 65% 35%
Fast casua:/ Vi»itors 5% 10% 20% 30% 55% 25% 100% 100% 90% 60% 55% 60% 85% 80%, 50% i 30% 20% : !D% 5%
fast food/food 2rnployees
::ourt/food ha.ls
20% 20% 30% 40% 'lt?k 100% 100% 100% 95% 70% 60% 70% 90% 90% . 60% i LO% : 30% 20% 20%
sa~ro:,mge/ Visitors 0% 0%: 0%j 0%. 0%: 0% 0% 0% 0% 0% C% C% l 25% 50% 75% 100% 100% 75% 50%
n'.ghtclub Employees 0%: o%f □%: 5%1 s%1 5% 5% 10% 10% 1CO/t, 2ci% 45½ 70% 100% 00% 011% 100% 90% 6C%
Entertainment
Family V[s'.tors 0% 0% 0% 0% 45% 65% SE:o/:: 95% 1100% 1 95%' 90% 70% 60% 45% 0%1 0%'. 0%! G%1 0%
entertainme~t ' . Employees 0% 0% 5% 25% 75% GO% 100% ,10D% ;met% !1□G% 100% 80% 70% 55% 10% 5% 5% 5% 5%
A:;:,ve Vls1tors 0% 0% 0% 0% 25% i 65% I 85%: 90% 95% 195% 90% 95% 13C%.9'% 90% 65% 10% 0%, 0%
entertai·:m,mt Employees 5% 5% 5% '25% , 75% !DJ% :100% ~00% 100% 100% 00% ~Oil% 00% i1co% 1o:J% 75% 10% 5% 5%
AdULt active Visitors 0% 1)% 0% 0% 0% 0% 0% 0% 0%1 0% '.::% 0% 25% 50% 75% 011% 1011% 100% 00%
entertainment Employees 0% oo;(l 0% 5% 5% 5% 5% 10% 12%, 10%, 2D%. 45% 70% 100o/J 00% 00% 00% ~00% 00%
All movi,es Visi:cn: 0% 0% 0% !JC/!) 0% 0% 20% 45% ; 55% I 55% 55% 60% 60% 80% 100% 00% SJ% 65% :4C%
typical !
La:c Vlsit::,rs 0% 0% 0% 0% 0%' 0% '35% 60% 75% 80% 80% 80% 70% ,80% ,OG% DC% 85% 10% 55%
December i
Ali Employees 0% 0% 0% 0% 0% 1J% 50% 60% 60% 75% 75% ,!Off'/2 00% CD'/, :100% 100% 00% 70% SO%
Live theater Visitors 0% ::% 0% ·1% 1% 1% 1% 1% 1% 1% 1% 1%. 1% 25% 011% 011% 0% 0% 0%
Emplcyees 0% '10% ',0% 20% 20% 20% 30% 30% .30\lc 30% 32% 3G% ~OOo/,:, 00% 00% 00% 30% 10%: 5%
Outdoor v:si!c::; 0% 0% 0% 1% 1% 1% 1%' 1%' 1% 1% 1% 1% 1% 25% 00% GO'% J% 0% C%
amphitheater Employees 0% 10% 10% 20% 20% 20% '30% 30% -3:J% 30% 30% 30% 100% 00% ,CG% C-0% 30% 1C% 5% -Put>lic park/ Visitors 1% 5% ID% 25% 50% 65% 8E% 95% 00% 95% 90% 7fJ'i, 90% 00% 1oot, m,% .80% 50% 10%
destinatior ' Employef'.s 5% 10% 25% :::% 75% CO% Gil% 00% 00% 00% 00% 80% 000% 00% ,00% ,00% 00% 60% 20% open space i
Museum/ Visitors 0% 0% 0% '.:¾ 45% 65% 85% 95% Oil% 95% 00% 85% 60% 30% \0% 0% 0% 0% 0%
aquarium Employess ~% 5%' 5% '25% 75% 00% 00% 00% Oil% 100% CO% SO% 75% 10% 5% 0% C% 5% 5%
Arena IV-sitors 0% 0% 0% 1% 1% 1% 1% 1% 1% 1%11% 1% 10% 25% 00% 00% 55% 0% 0%
No rnat!r1ee : Employees i 0% 10% 10% 20% 20% 20% 30% 30% 3J% 30% 30% 30% 00% Oil% CO% ~00% ,30% ; 10% 5% ---
kontintH::d on next page)
26 / SHARED PARKING
PA2022-018
FIGURE 2-4 (continued]
-111111111111111111
Entertainment [continued]
Pro football Visilo[s 0% 0% 0% 1% 1% 1% 5% 5% 5% 5% 5% 5% 10% 50% 100% 100% 85% 25% 0%
stadium
8 p.m. start Employees 0% 10% 10% 20% 20% 20% 30% 30% 30% 30% 30% 30% 100% 100% 100% 100% 100% 25% 10%
!Pro baseball Visitors 0% 0% 0% 1% 1% 1% 5% 5% 5% 5% 5% 5% 10% 50% 100% 100% 85% 25% 0%
,Stadium Employees 0% 10% 10% 20°/o 20% 20% 30% 30% 30% 30% 30% 30% 100% 100% 100% 100% 100% 25% 10% ' Health dub Visitors 7.0% 40% 40% 70% 70% 80% 60% 70% 70% 70% 80% 90% 100% 90% 80% 70% 35% 10% 0%
Employees 75% 75% 75% 75% 75% 75% 75% 75% 75% 75% 75% 100% 100% 75% 50% 20% 20% 20% 0%
: PUb!ic-library Visitors 0% 0% 0% 100% 100% 98% 98% 78% 72% 65% 70% 79% 60% 50% 40% 0% 0% 0% 0%
! ' Employees 0% 10% 50% 100% 100% 100% 100% 100% 100% 100% 1.0f:1% 90% 75°1,o 50% 20% 10% 0% 0% 0%
Daycare center Visitors 0% 2% 25% 75% 20% 20% 20% 20% 20% 20% 100% 50% 20% 5% 0% 0% 0% 0% 0%
Employees 0% 50% 75% 90% 90% 90% 90% 90% 90% 100% 100% 100% 60% 40% 10% 0% 0% 0% 0%
'.Convention Visitors 0% p% 50% 100% 100% 100% 100% 100% 100% 100% 100% 100% 50% 30% 30% 10% □% 0% 0%
;~erter Employees 5% 30% 33% 33% 100% 100% 100% 100% 100% 100% 90% 70% 40% 25% 20% 20% 5% 0% 0%
Hotel and residential
Hoisl-business Visitors 95% 90% 80% 70% 60% 60% 55% 55% 60% 60% 65% 70% 75% 75% 80% 85% 95% 100% 100%
HoteHeisure Visitors 95% 95% 90% 80% 70% 70% 65% 65% 70% 70% 75% 80% 85% 85% 90% 95% 95% 100% 100%
Employee Employees 10% 30% 100% 100% 100% 100% 100% 100% 100% 100% 70% 70% 40% 20% 20% 20% 20% 10% 5%
Restaurant/ Visitors 0% 10% 30% 10% 10% 5% 100% 100% 33% 10% 10% 30% 55% 60% 70% 67% ,60% 40% 30%
lounge
Meeting/banquet Visitors 0% 0% 30% 60% 60% 60% 65% 65% 65% 65% 65% 100% 100% 100% 100% 100% 50% 0% 0%
1<1 OD sq ft/key)
Convention Visitors 0% 0% 50% 100% 100% 100% 100% 100% 100% 100% 100% 100% 50% 30% 30% 10% 0% 0% 0%
I> 100 sq ft/key)
.Employee Employees 10% 10% 60% 100% 100% 100% 100% 100% 100% 100% 100% 100% 60% 40% 40% 20% 0% 0% 0%
t.iie_sidential Visitors 0% 10% 20% 20% 20% 20% 20% 20% 20% 20% 20% 40% 60% 100% 100% 100% 100% 80% 50% r~~.~s~
\--~-~sldent Residents 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%
;_reserved f,,,
i.R1~i~ential
[~Y~_lirban
Residents 95% 80% 67% 55% 50% 45% 40% 40% 40% 40% 45% 50% 60% 70% 80% 85% 95% "97% 100%
}ffElsjdential
J:U.r;ban
Residents 95% 85% 75% 65% 60% 55% 50% 50% 50% 55% 60% 65% 70% 75% 80% 85% 95% 97% 100%
Active seni□r Visit□rs & 95% 97% 100% 100% 99% 98% 98% 99% 98% 100% 99% 94% 96% 98% 97% 97% 97% 98% 98%
h □using empl□yees
Residents 95% 97% 100% 100% 99% 98% 98% 99% 98% 100% 99% 94% 96% 98% 97% 97% 97% 98% 98%
Office
)fl;,, Visitors 0% 1% 20% 60% 100% 1.45% 15% 45% 95% 45% 15% 10% 5% 2% 1% 0% 0% 0% 0% ~i Empl□yees 3% 15% 50% 90% 100% 100% 85% 85% 95% 95% 85% 60% 25% 15% 5% 3% 1% 0% 0%
unreserved
Employees 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100% 100%
reserved
Medical/ Visitors 0% 0% 90% 90% 100% 100% 30% 90% 100% 100% 90% 80% 67% 30% 15% 0% 0% 0% 0%
dental office Employees 0% 20% 100% 100% 100%100% 100% 100% 100% 100% 100% 100% 67% 30% 15% 0% 0% 0% 0%
[$h)t \drive-in Visitors 0% 0% 50% 90% 100% 15□% 50% 50% 70% 50% 80% 100% 0% 0% 0% 0% 0% 0% 0%
. ~?f~:i'~h) Employees 0% 0% 60% 100% 100% 100% 100% 100% 100% 100% 100% 00% 0% 0% 0% 0% 0% 0% 0%
Source: See chapter 4 discussions for each land use.
METHODOLOGY, ANALYSIS, AND ASSUMPTIONS / 27
PA2022-018
FIGURE 2-5 Weekend Time-of-Day Adjustments
Retail typical Visitors 1% 5% 30% 50% 70% 90% 95% 100% 100% 95% 90% 80% 75% 70% 65% 50% 30% 10% 0%
December Visitors 1% 5% 10% 35% 60% 85% 100% 100% 100% 100% 90% 80% 65% 60% 55% 50% 35% 15% 1%
Late December Visitors 1% 5% 10% 20% 40% 60% 80% 95% 100% 100% 95% 85% 70% 60% 50% 30% 20% 10% 0%
All Employees 10% 15% 40% 75% 85% 95% 100% 100% 100% 100% 100% 95% 85% 80% 75% 65% 45% 15% 0%
Superrnarket/ .Visitors 10% 25% 50% 75% 95% 100% 100% 100% 100% 100% 100% 90% 50% 33% 25% 15% 5% t,% 3%
grocery Employees 15% 35% 70% 85% 100% 100% 100% 100% 85% 75% 60% 55% 45% 40% 30% 20% 10% 10% 5%
Pharmacy Visitors 8% 25% 50% 75% 95% 100% 100% 100% 100% 100% 100% 90% 50% 33% 25% 15% 5% 4% 3%
Employees 15% 35% 70% 85% 100% 100% 100% 100% 85% 75% 60% 55% 45% 40% 30% 20% 10% 10% 5%
Discount stores/ Visitors 10% 15% 20% 30% 45% 65% 85% 95%. 100% 100% 100% 95% 80% 60% /15% 30% 10% 5% 1%
superstores Employees 20% 25% 30% 40% 55% 75% 95% 100% 100% 100% 100% 100% 90% 70% 55% 40% 20% 15% 0%
Home Visitors 15% 20% 35% 55% 60% 80% 95% 100% 95% 95% 80% 75% 75% 80% 90% 70% 10% 0% 9%
improvement Employees 25% 30% 45% stores/garden 65% 70% 90% 100% 100% 100% 100% 90% 85% 85% 90% 100% 80% 20% 0% 0%
Food and beverage
Fine/casual Visitors 0% 0% 0% 0% 0% 15% 50% 55% 45% lr5% 45% 60% 90% 95% 100% 90% 90% 90% 50%
dining Employees 0% 20% 30% 60% 75% 75% 75% 75% 75% 75% 75% 100% 100% 100% 100% 100% 100% 85% 50%
Family Visitors 10% 25% 45% 70% 90% 90% 100% 85% 65% 40% 45% 60% 70% 70% 65% 30% 25% 15% 10%
restaurant Employees 50% 75% 90% 90% 100% 100% 100% 100% 100% 75% 75% 95% 95% 95% 95% 80% 65% 65% 35%
fast casual/ Visitors 5% 10% 20% 30% 55% 85% 100% 100% 90% 60% 55% 60% 85% 80% 50% 30% 20% 10% 5%%
fast· food/food Employees
court/food halts
15% 20% 30% 40% 75% 100% 100% 100% 95% 70% 60% 70% 90% 90% 60% 40% 30% 20% 20%
Bar/lounge/ Visitors 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 25% 50% 75% 100% 100% 100% 100%
nightclub Employees 0% 0% 0% 5% 5% 5% 5% 10% 10% 10% 20% 45% 70% 100% 100% 100% 100% 100% 100%
Entertainment
Family Visitors 0% 0% 0% 0% 25% 65% 85% 1.9□% 95% 95% 90% 1_95% 100% 95% 90% 65% 10% 0% 0%
entertainment Employees 5% 5% 5% 25% 75% 'I00% 100% 100% 100% 100% 100% 100% 100% 00% no □% 75% 10% 5% 5%
Active Visitors 0% 0% 0% 0% 25% 65% 85% 1.90% 95% 95% 90% 1.95% 100% 95% 90% 65% 10% 0% 0%
entertainment Employees 5% 5% 5% 25% 75% 100% 100% 100% 100% 100% 90% 100% 00% 100% 100% 75% 10% 5% 5%
Adult acti've Visitors 0% 0% 0% 0% 0% 0% 0% 0% 0% 0-% 0% 0% 25% 50% 75% 00% 100% 00% 100%
entertainment Emp\oyees 0% 0% 0% 5% 5% 5% 5% 10% 10% 10% 20% 45% 70% 100% 100% 00% 100% 100% 00%
All movies Visitors 0% 0% 0% 0% 0% .0% 20% fr5% 55% 55% 55% 60% 60% 80% 100% 00% 100% 80% 50%
typical
Late Visitors 0% 0% 0% 0% 0% 0% 35% 60% 75% 80% 80% 80% 70% 80% 100% 100% 100% 85% 70%
December
All Em~ployees 0% 0% 0% 0% 0% 0% 50% 60% 60% 75% 75% 00% 100% 100% 100% 100% 100% 70% 50%
Live theater Visitors 0% 0% 0% 1% 1% 1% 1% 17% 67% 67% 1% 1% 1% 25% 100% 00% 0% 0% 0%
Employees 0% 10% 10% 20% 20% 20% 30% 00% 00% 100% 30% 30% 100% 00% 00% 00% 30% 10% 5%
Outdoor Visitors 0% 0% 0% 1% 1% 1% 1% 17% 67% 67% 1% 1% 1% 25% 00% 00% 0% 0% 0%
amphitheater Employees 0% 10% 10% 20% 20% 20% 30% 00% 00% 00% 30% 30% 00% 00% 00% 00% 30% 10% 5%
PubUc park/ Visitors 0% 0% 0% 1% 30% 60% 75% 90% 97% 00% 98% 85% 70% 80% 100~ 100% 95% 50% 10%
destination Employees 0% 0% 10% 25% 75% 100% )00% 00% 00% DO",\ 00.% 100% 100% IOO% 00% 00% 00% 90% 80% open space
Museum/ Visitors 0% 0% 0% 0% 45% 65% 85% 95% 00% 95% 90% 85% 60% 30% 10% 0% 0% 0% 0%
aquarium Employer:s 5% 5% 5% 25% 75% 00% 00% 00% 00% 00% 00% 80% 75% 10% 5% 0% 0% 5% 5%
Arena Visitors 0% 0% 0% 1% 1% 1% 1% 25% 95% 95% 81% 1% 1% 25% 00% 00% 0% 0% 0%
No matinee Employees 0% 10% 10% 20% 20% 20% 30% 00% 00% 00% 00% 30% 00% 00% 00% 00% 30% 10% 5%
!continued on next page]
28 / SHARED PARKING
PA2022-018
FIGURE 2-5 icontinuedl
,,t, • 7 a 9 10 11 12 1 2 3 4 a 6 7 -■-)1t;I use a.m, a.m. v m. a.m, a.m. a m p.m. p !Tl, ll,ltl. p.rn. p m. p.m, p.m., p.m.
Pre foot:nJ
s:aC:iu:n
Pro CasebaU
stadlum
Entertalnr-:ent kon+:nucdl
Visibrs 0% 0% 1% 1% 5% 5% 50% 1!JC% '.O'J% 85% 25% 0%: 0%! Go/: 0% Oo/o 0% G% 0%
E,7ployees J% 5% "0% 20% 30% 30% 18C% 1:'C% ;o:% 10C% 25% :a%: 5% 5% 0% 0% 0% 0% 0%
Visi:crs :J% 0% ()% 0% 0% 0% 0% 0% 0% 0% Q% 2.5% 50% 90% iOJ% 10C% '100% 0% 0%
Emp~oyees 0% 0% 0% 5% 5% 5% 5% 5% 5% 5% 20% 75% 15% 100% 100% 100% 100% 100"/4 100% -----j
Health club Visito;s 80% 45% 35% 50% 35% 50% 50% 30"/o 25% 30% 55% 100% 95% 60% 30% 10% 1 % 1% 0%
Employees 50% 50% 50% 50% 50% 50% 50% 50% 50% 50% 75% 100% 100% 75% 50% 2Ct%. 20% 20% 0%
PubFc library Visitors 0% 0% 0% C% 100% 9C% 80% 65% 50% 3~% 11% 5% i 5% 0% C% ~% 0% 0% 0%
!E:tnplcyeesi 0% 0% 10% 50% 100% 100% WO% 10!J'l.6 100% 50% HJ% 10%~ 10% '.Q:,t S% Co/: S% 0% C%
Daycare-centec :vi:sil:Jcrs :.l"fo~ 2%' 25% 75%' 20% 20% 20%: 20% 20% 20% 'O:% SO% 20% 5% C% C%
E:--,ployees 3%, 50% 75%: 90% 90% 90% 90%; 90% 90% 00% 00% 00%: 60o/" 4J% 10%
C%
Corwent:::<n
cer.ter
Hotel-business
Hotel-leisure
Employee
Restaurant/
lounge
Meeting/banquet
I< 100 sq it/key!
Convention
(> 100 sq ft/keyl
Employee
Residential
guest
Resident
resarved
Residential
suburban
Residenli'at
urban
Active senior
housing
cu;c,i
-Medical/
dental Gffice
danK (drive-ir
Cranch)
0% C% 2% G%
iVisi:cn; , 0% 0% 50%'.10,:::%!':02% :oC/% 10Ci%hOC% 100% iOG% 111."'% ~oc%·: 50% 32% 30%
' ! ' : ' I ' !0% 0% 0% 0%
20% 5% 0% 0% iErr,ptoyees! 5% 30%133%! 33%1100% 100% 100%f1GC% iOQ% 100% 90% 70%140% 25% 20%
Hotel and residential
Visitors 95% 90% 80% 10% 60% 60% 55% 55% 60% 60% 65% 70% 75% 75% 00% 85%195% 100% 100%
Visitors 95% 95% 90% 50% 70% 70% 65% 65% 70% 70% 75% 80% 85% 85% ?0% ?5% 95% 100% 100%
Employees 10% 30% 100% 100% 100% 100% 100% 100% 100% 1011'/2 70% 70% 40% 20'% 20% 20%j 20% 10% 5%
Visitors 0% 10% 30% 10% 10% 5% 100% 00% 33% 10% 10% 30% 55% 1,()% 70% 67%1 60% 40% 30%
ViSitors 0% 0% 30% 60% 60% 60% 65% 65% 65% 65% 65% 100% 100% 100% 100% 100% 50% 0% 0%
Visitors 0% 0% 50% 100% 100% 100% 100% 100% 100% !00% 100% 100% 50% 30% 30% 10% 0% 0% 0%
Employees 10% 10%, 60%-00% 100% 100% 100% 100% 100% 100% '100% 100% 100% 100% 100% 100% 60% 10% 10%
!Visitors
--0% 20% 20% 20% 20% 20% 20%, 2-0% 20%-20% 20%-40% 60% 100% 00% 100% 000/4 BO% 50%
!Residents 100% 'DO% 00% 00% lOW/e 100% 100% 100% 00% 100% 100% 100% 00% 00% 100% 100% ~00% 00% 00%
ReSidents 100% 95% 88% 80% 75% 70% 68% 65% 65% 68% 7\% 74% 77% 00% 83% 86% 89% 72% 00%
Residents 90% l85% 80% '15% 70% 6?% 68% 67% 66% 55% 60% 55% 50% 55% 65% 75% BS% 90% 00%
Visitors 94% 98% 91% 95% 93% ?A% 77% 99% 1DO% 00% 99% 98% 98% 98% 97% 95% 9L% 98% 98%
E'Tlployees i?<',% 98% 97% 95% 93% 94% 97% 99% 100% 100% 19% 18% 93% .90% 97% 95% 94% 98% 98% -Oifice
r✓isltcr; 3% 20% 60% 80% 90% "·00% ?0% 80% CCo/, 4-0% 20% !0% 5% 0% 0% 0% 0% 0% 0%
IE(';pt.Oyess , Q% 20% 60% 80% 90% '.00% 90% 80% 60% 40% 20% 10% 5% 0% 0% 0% 0% 0% 0%
!,mresEirVed ;
' ' fErriployees 'too% 100% ~00% r□0% 100% 100% 00% 100% :00% 100'1/2 100% 100% 100% 00% noo% 00% 100% DO% nno%
!reserved ,, ·--!Visitors 0% 0% I 90% 19□% !100% 100% 30% 0% 0% 0% 0% 10% 0% 0% 0% 0% QO/<) 0% !)%
;
!Employees 0% 20%!100%!100%!100% 00% 00% 0% 0% 0% 0% 0% 0% 0% G% ~ 0% G% '1% Q% ··-:visitors 0% 0% : 25% ! /;0% i 'J::;% GO% 9C% o:tb 0% 0% 0% 0% 0% 0% □% I 0% O'½ C% ,%
:Empkwees
. . ' 0% 0% · 90% ~00% '100% 00% 00% C% 0% 0% G% :J% 0% J~ C% I 0% 0% Co/: C% --
Soc:c:e: See chapter 4 d:sc,.1:;s;ons fer each lr.nd use
METHODOLOGY, ANALYSIS, ANO ASSUMPT!DNS / 29
PA2022-018
PA2022-018
BANK
APPROX. 7,684 SF
GROUND FLOOR
0
KITCHEN
2,100 SF
0
WESTCLIFF
1501 WESTCLIFF DRIVE
NEWPORT BEACH, CALIFORNIA
PA2022-018