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Home My WebLink AboutPA2022-0211_20221117_Public Works Parking Study CorrectionsMemo \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20211008.docx To: Chase Gilmore From: Sandhya Perumalla and Daryl Zerfass Irvine Company Retail Properties Stantec File: 2042625900 Date: October 8, 2021 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach The purpose of this memo is to present a parking analysis to determine the current level of parking utilization at the Eastbluff Village Center located at 2555 Eastbluff Drive in the City of Newport Beach, California. The project site is located on the northwest corner of the Eastbluff Drive and Vista Del Sol intersection, with three site access driveways—one on Eastbluff Drive (shared with the Newport Beach Tennis Club) and two on Vista Del Oro. The shopping center consists of a total of 343 parking spaces, and a total of approximately 75,414 square feet (SF) of retail and medical uses that are leased out to various tenants. Currently, 73,551 SF of the Project is leased for retail and medical uses, and the remaining 1,863 SF is vacant. A parking survey of the existing Eastbluff Village Center was conducted to identify peak parking usage. A professional traffic data collection firm, Transportation Studies Inc. (TSI), was engaged to conduct the parking survey. Parking counts were collected at approximately half-hour intervals over a twelve-hour period from 10 AM to 10 PM for three consecutive days—Thursday to Saturday—in September 2021. In total, there are 307 regular parking spaces and 11 handicap parking spaces in the front of the shopping center and an additional 25 parking spaces for the shopping center in the back of the lot, for a total of 343 spaces. A summary of the existing parking spaces is shown in Table 1. TABLE 1 - EXISTING PARKING SPACES Type No. of Parking Spaces Handicap 11 Regular – Front Lot 307 Regular – Back Lot 25 Total Shopping Center 343 The three days of parking counts that were collected at the site are summarized in Table 2. Regular and handicap parking spaces were counted, as well as parking spaces in the back lot. Based on the parking counts, the maximum parking demand occurred at approximately 12:30 PM on Thursday and Friday, with parking utilization of 235 spaces and 216 spaces, respectively. On Saturday, the maximum parking demand occurred at approximately 1:30 PM with a parking utilization of 218 spaces. This suggests that there are only about 69 percent, 63 percent, and 64 percent of the available parking spaces occupied at the peak time on a Thursday, Friday, and Saturday, respectively. See Figure 1 for a graphical illustration of the parking counts. Has there been any changes to the tenant occupancy since Oct. 2021? Were all the retail and medical offices operating at pre-COVID-19 levels?Double check. Project descriptionsays 1,553 SF + 619 SF outdoor.PW Review 11/17/22 Does this match City records for the shopping center required parking? PA2022-0211 October 8, 2021 Page 2 of 4 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20211008.docx TABLE 2 - PARKING COUNTS SUMMARY Note: ‘Back Lot’ includes approximately 25 spaces for the retail center and an additional 14 spaces reserved for the apartment clubhouse that are not a part of this analysis. Regular HandicapBack lot Total Regular HandicapBack lot Total Regular HandicapBack lot Total 10:00 AM 150 2 15 167 131 4 18 153 137 5 17 159 10:30 AM 159 2 17 178 135 2 20 157 136 5 19 160 11:00 AM 170 4 22 196 140 4 20 164 150 4 19 173 11:30 AM 188 3 20 211 165 3 22 190 144 0 19 163 12:00 PM 180 5 21 206 158 4 22 184 140 4 19 163 12:30 PM 211 2 22 235 189 5 22 216 139 2 20 161 1:00 PM 197 3 22 222 180 2 22 204 154 6 20 180 1:30 PM 183 3 22 208 163 3 22 188 194 5 19 218 2:00 PM 172 4 20 196 168 3 24 195 179 4 22 205 2:30 PM 187 5 21 213 173 5 22 200 161 3 20 184 3:00 PM 184 3 19 206 163 5 21 189 165 4 21 190 3:30 PM 183 5 19 207 154 4 19 177 136 2 19 157 4:00 PM 144 5 21 170 152 4 21 177 140 3 22 165 4:30 PM 188 3 19 210 166 5 23 194 124 3 18 145 5:00 PM 166 1 22 189 181 5 22 208 129 3 18 150 5:30 PM 158 3 20 181 168 3 22 193 136 5 18 159 6:00 PM 168 2 19 189 160 5 18 183 131 4 15 150 6:30 PM 144 1 17 162 140 4 11 155 119 5 15 139 7:00 PM 128 2 14 144 124 1 9 134 101 3 11 115 7:30 PM 114 1 11 126 128 0 10 138 84 1 9 94 8:00 PM 91 0 9 100 106 2 11 119 82 0 9 91 8:30 PM 72 0 9 81 101 0 10 111 67 3 9 79 9:00 PM 43 0 7 50 75 1 10 86 57 0 8 65 9:30 PM 36 0 5 41 48 1 8 57 49 0 5 54 Count Period Thursday Friday Saturday 16-Sep-21 17-Sep-21 18-Sep-21 PA2022-0211 October 8, 2021 Page 3 of 4 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20211008.docx FIGURE 1 - PARKING COUNTS PARKING DEMAND Table 3 shows the parking demand summary for the existing retail that is leased and the total number of retail spaces. By correlating the measured maximum parking demand of 235 spaces for the shopping center to the total of currently leased square footage of 73,551 SF, the peak parking rate equates to 3.2 spaces per thousand square feet. When this parking rate is applied to the total retail square feet of 75,414 SF, the expected parking demand for entire retail center is 241 spaces, leaving a surplus of 102 spaces for the shopping center. This indicates that with the entire shopping center leased with no vacant suites, full occupancy parking demand would not exceed current parking supply. 0 50 100 150 200 250 300 350 400 10:00 AM10:30 AM11:00 AM11:30 AM12:00 PM12:30 PM1:00 PM1:30 PM2:00 PM2:30 PM3:00 PM3:30 PM4:00 PM4:30 PM5:00 PM5:30 PM6:00 PM6:30 PM7:00 PM7:30 PM8:00 PM8:30 PM9:00 PM9:30 PMParking DemandTime of Day Eastbluff Village Center Parking Survey Data Thursday 16-Sep-21 Total Friday 17-Sep-21 Total Saturday 18-Sep-21 Total Shopping Center Parking Capacity Add proposed restaurant parking demand per CNB parking code or development standard to observed demand. PA2022-0211 October 8, 2021 Page 4 of 4 Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach \\us0300-ppfss01\workgroup\2042\active\2042625900\traffic_trans\reports\mem_eastbluff_nb_parking_study_20211008.docx TABLE 3 PARKING DEMAND Parking Area Amount (Square Feet) No. of Parking Spaces Peak Hour Demand for Shopping Center Parking Used (%) Surplus Surplus (%) Existing Leased Retail 73,551 343 235 spaces 69% 108 31% Total Retail 75,414 343 241 spaces 70% 102 30% Thank you for the opportunity to work with you and your team on this important parking study effort for the Eastbluff Village Center. Please feel free to contact Daryl or Sandhya if you have any questions or if you would like to discuss the above material. STANTEC CONSULTING SERVICES INC. Daryl Zerfass PE, PTP Sandhya Perumalla Principal, Transportation Planning & Traffic Engineering Senior Transportation Planner Phone: (949) 923-6058 Phone: (949) 923-6074 Daryl.Zerfass @stantec.com Sandhya.Perumalla@stantec.com Double check. Project description says 1,553 SF + 619 SF outdoor (not 1,863 sf ?). PA2022-0211