HomeMy WebLinkAboutPA2022-0149_20220727_2600 East Coast Hwy Parking Study Report (JN 0370-0001)_07-06-2022TRAMES SOLUTIONS INC .
July 6, 2022
Mr. Mark Moshayedi
MSM Global Ventures
17475 Gillette Ave., Suite 100
Irvine, CA 92614
4225 Oceanside Blvd., #354H
Oceanside, CA 92056
(760) 291 -1400
Subject: 2600 East Coast Hwy. Parking Study (JN 0370-0001)
Dear Mr. Moshayedi:
Trames Solutions Inc. is pleased to submit the following parking study for the proposed
restaurant that will serve alcohol. It is our understanding that the project will consist of
developing a restaurant into a currently vacant space located at 2600 East Coast Highway
in the City of Newport Beach.
INTRODUCTION
The proposed restaurant will serve alcohol and will occupy Suite 100 (1,516 sf) with
approximately 900 sf of public area. Attachment A provides the layout of the individual
uses and the overall site. The current tenants of the building consist of restaurant and
office uses. It should be noted that some of the spaces are vacant. The intent of the
parking study is to identify the current parking demands and the future demands with the
proposed restaurant that will serve alcohol.
Currently, there are a total of 89 parking spaces available on site. The site also has on-
street parking available along the building's frontage on E. Coast Highway, Dahlia St., and
5th Ave.
The following scope of work represents the services conducted to evaluate the
adequacy of the number of parking spaces at the current and proposed site.
Trames 0370-0001
PA2022-0149
Mr. Mark Moshayedi
2600 East Coast Highway
July 6, 2022
Page 2
1. Conducted parking counts between 8:00 AM to 10:00 PM on a Thursday, and
8:00 AM to 11 :00 PM on a Friday and Saturday when schools were in session.
2. Observed the number of on-street vehicles patronizing the project site.
3. Identified the maximum number of occupied parking spaces based on the
empirical counts.
4. Determined the project's parking demand based on the proposed square footage
utilizing the City's parking demand rates.
5. Determined the parking demands based on other vacancies.
CITY OF NEWPORT BEACH PARKING CODE REQUIREMENTS
As indicated previously, the project is proposed to be located within an existing
commercial center. Table 1 provides a summary of the current tenants and the parking
requirements based on the City's code.
The following parking rate is based on the City of Newport Beach's Municipal Zoning
Code 21.40.060 for the uses associated with the site:
• Food Service Uses = 1 parking space for each 30 to 50 square feet of net
public area
• Office = 1 parking space per 250 sf
• Medical Office = 1 parking space per 200 sf
Current Conditions
The site currently has the following occupancies:
• 5, 188 sf of office space
• 4,635 sf of medical office space
• 900 sf of restaurant public area (1,959 sf total)
• 9,543 sf vacant space
Trames 0370-0001
PA2022-0149
Mr. Mark Moshayedi
2600 East Coast Highway
July 6, 2022
Page 3
Based on the occupied suites, a total of 69 parking spaces are required per the City's
parking rates.
Proposed Project
The proposed restaurant serving alcohol is anticipated to operate between 8:00 AM and
11 :00 PM and would include a total of about 1,516 sf. About 900 sf would be used for
the public area. According to the code requirements, the parking rate ranges between 1
space for 30 and 50 square feet of public area. The variability is based on physical and
operational site characteristics and location of the establishment. In order to estimate
the number of parking spaces that this project would require, the middle of the range
has been applied (1 space per 40 square feet of public use). Therefore, the following
number of parking spaces would be required for the proposed Suite 100 1,516 sf (900 sf
of public area) project:
• Suite 100 = 23 spaces (26 spaces = 900 sf• 1 sp/40 sf)
Total project demand = 23 spaces
Proposed Conditions
The parking conditions with the proposed project include the assumptions that all vacant
spaces will be occupied by a medical office. The following occupancies are assumed:
• 5, 188 sf of office space
• 12,108 sf of medical office space
• 1,800 sf of restaurant public area (4,029 sf total)
Table 2 indicates that a total of 132 parking spaces would be required based on the City's
code. This represents an increase of 63 spaces over the existing requirement. This is due
Trames 0370-0001
PA2022-0149
Mr. Mark Moshayedi
2600 East Coast Highway
July 6, 2022
Page4
to no changes in the office square footage, an increase of 7,473 sf of medical office, and a
900 sf public area restaurant.
PARKING SURVEY
As indicated previously, the existing commercial center consists of 89 on-site parking
spaces. Parking counts were conducted on Thursday (4/7/22, 8 AM-10 PM), Friday
(4/8/22, 8 AM-11 PM), and Saturday (4/9/22, 8 AM-11 PM). It should be noted that the
number of vehicles attributed to the project site were also observed along the adjacent
streets (E. Coast Hwy., Dahlia St., and 5th Ave.). Attachment B contains the empirical
parking survey for the weekday and weekend time periods.
The highest demand on the weekday occurred at 7 PM with a total of 58 vehicles
attributed to the site, consisting of 23 occupied on-site spaces and 35 occupied on-street
spaces. Based on a supply of 89 on site spaces, a surplus of 66 on-site parking spaces
were available during the peak weekday demand period.
The highest demand on the weekend occurred at 7 PM with a total of 56 vehicles
attributed to the site, consisting of 19 occupied on-site spaces and 37 occupied on-street
spaces. Based on a supply of 89 on site spaces, a surplus of 70 on-site parking spaces
were available during the peak weekend demand period.
CONCLUSIONS
Based on the City's parking code, the existing commercial building currently requires a
total of 63 on-site parking spaces for the occupied suites (Table 1 ). Table 2 indicates that
with the proposed restaurant and medical office uses assumed for the current vacancies, a
total of 127 on-site parking spaces would be required based on the City's code.
The commercial building provides for 89 on-site parking spaces. In order to determine the
actual parking demands, empirical parking counts were collected during the peak
timeframe on a weekday and weekend. The counts indicate the highest demand occurred
Tram es 0370-0001
PA2022-0149
Mr. Mark Moshayedi
2600 East Coast Highway
July 6, 2022
Page 5
on a Friday with 58 vehicles attributed to the site, consisting of 23 occupied on-site spaces
and 35 occupied on-street spaces. This results in an excess on-site supply of 66 spaces.
Based on the City of Newport Beach's parking code, the proposed expansion project
would require a total of 23 additional parking spaces. Furthermore, assuming that the
building's vacancies were occupied by medical office space in the future, a total of 42
additional spaces would be required. Therefore, assuming that the proposed project's
parking demands occur concurrently with the building's peak, there would be a total
demand of 88 on-site parking spaces (88 spaces = 23 current on-site peak demand
spaces+ 23 required spaces for the restaurant+ 42 spaces for the medical offices). Since
the site has 89 available parking spaces, there would be a 1 space surplus.
If there are any questions regarding the analysis, please do not hesitate to call me at (949)
244-2436.
Respectfully submitted,
Trames Solutions Inc.
Scott Sato, P.E.
Vice President
Attachment A-Site Plan
Attachment B -Empirical Parking Data
Trames 0370-0001
PA2022-0149
TABLE 1
2600 E. Coast Highway Current Parking Conditions
Land Use Area (sf) Parking Rate
Vacant 9543
Office 5188 1 per 250 sf
Medical Office 4635 1 per 200 sf
Restaurant' 1959 1 per 40 sf of net public area'
1 Bamboo Bistro has 900 sf of public area in Suite 160.
2 The average range has been used (1 space per 40 sf)
City's Parking
Requirements
21
19
23
63
PA2022-0149
TABLE 2
2600 E. Coast Highway Proposed Parking Conditions
Land Use Area (sf) Parking Rate
Office 5188 1 per 250 sf
Medical Office1 12108 1 per 200 sf
Restaurant' 4029 1 per 40 sf of net public area3
Total
1 Medical office use has been assumed for vacant suites.
2 Suggerfish (Suite 120) and Bamboo Bistro (Suite 160) has 900 sf of public area.
3 The average square foot range has been used (1 space per 40 sf)
City's Parking
Requirements
21
61
45
127
PA2022-0149
ATTACHMENT A
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Trames 0370-0001
PA2022-0149
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THE VILLAGE CONCEPT
2600 E. COAST HWY.
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2865 E. COAST HWY.
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ATTACHMENT B
EMPIRICAL PARKING DATA
Trames 0370-0001
PA2022-0149
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