HomeMy WebLinkAboutPA2023-0141_20230807_Parking Study Report dated 07-18-23
July 18, 2023
THE LANDING
Ms. Jennifer Brown
BOARDWALK INVESTMENTS GROUP
1945 Placentia Avenue, Bldg. D
Costa Mesa, CA 92627
Subject: The Landing Observed Parking Analysis, City of Newport Beach
Dear Ms. Brown:
Introduction
RK ENGINEERING GROUP, INC. (RK) is pleased to provide this parking analysis for The
Landing shopping center located at the southwest corner of Newport Boulevard at 32nd
Street in the City of Newport Beach, as shown in Exhibit A. The shopping center site plan is
shown in Exhibit B.
A parking study for the shopping center was completed in 2020 which utilized observed
parking counts from 2019 (pre-COVID-19 pandemic) to support a request for outdoor
dining. The results of the 2020 parking study concluded that the site provides an adequate
number of parking spaces to support outdoor dining with a full tenant occupancy scenario.
Furthermore, the findings of this observed parking study also conclude that adequate
parking is provided for the outdoor dining area and a 100% tenant occupancy scenario.
The site currently provides a total of 237 on-site parking spaces. Parking for the shopping
center is shared globally by tenants and visitors on a surface parking lot. In addition to the
parking spaces provided on the surface parking lot, there are a total of 13 parking spaces
(Parking Zone 5) designated for The Landing and Malarky’s customers only. These parking
spaces are located within Malarky’s parking lot and are calculated as part of the 237 on-
site parking spaces provided for the project. Parking for the project is monitored and
controlled by a security service that ensures the parking spaces are being utilized by
shopping center customers only.
Photos of the study area are available in Appendix A.
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In August of 2020, Chihuahua Cerveza, located within the shopping center, filed an
application to expand its use into an adjacent suite and add 498 square feet of outdoor
seating area. (Based on PC Resolution PC2020-036, the outdoor patio area had an
allowance of up to 626 square feet.) The difference between the approved outdoor dining
area (626 square feet) and the as-built outdoor dining area (498 square feet) is equal to
128 square feet or 3 parking spaces at a rate of 1 space per 40 square feet of net public
area.
As previously mentioned, an observed parking study was completed for the shopping
center in August of 2020 by RK. The results of the observed parking study concluded that
the shopping center provides adequate parking to accommodate the Chihuahua Cerveza
expansion and outdoor seating area. A parking management plan was also included in the
2020 parking study.
The project currently has 498 square feet of existing outdoor seating area, and during the
COVID-19 pandemic, an additional 867 square feet of outdoor seating area was
temporarily approved and is currently in operation. Representatives of the project now
propose to make the COVID outdoor patio (867 square feet) a permanent feature of the
restaurant. Consequently, the total existing outdoor seating area is 1,365 square feet,
resulting in the displacement of 8 parking spaces.
Furthermore, in addition to the existing 1,365 square feet of outdoor patio area,
representatives are proposing to add 38 square feet of additional outdoor patio space. This
would bring the total outdoor patio space to 1,403 square feet, requiring the displacement
of a total of 10 parking spaces (2 more spaces than currently displaced). To compensate for
the additional parking displacement, 2 parking spaces are planned to be added at the back
of the shopping center behind the Pavilions.
As Chihuahua Cerveza's representatives are proposing to convert the temporary patio area
into a permanent feature of the restaurant, it is necessary to conduct an updated parking
study to assess the sufficiency of parking within the Landing Shopping Center.
RK staff (Rogier Goedecke, President) completed a field review of the shopping center to
confirm existing conditions. At the time of the observed parking survey, all leasable area
within the shopping center was (100%) occupied with no vacant tenant space. A list of the
existing tenants within The Landing shopping center 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.
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The purpose of this parking analysis is to determine whether adequate on-site parking is
available to accommodate the existing conditions of the Chihuahua Cerveza.
The primary objective of this parking analysis is to determine if the use can be
accommodated without creating an on-site parking deficiency within the shopping center.
This will be accomplished by completing the following tasks:
1. Existing Site - Determination of Required Parking per City Code: Calculate
the parking spaces required for the existing shopping center and the total patio
expansion area with 100% tenant occupancy per City of Newport Beach Municipal
Parking Code (Section 20.40-050) (See Table 1).
2. Existing Site - Observed Parking Demand Counts: To determine the parking
demand of the existing site more accurately, obtain observed parking counts at The
Landing shopping center to determine the actual parking demand of the existing
site and land use mix (See Tables 2-5). Compare the observed parking count results
with the 2020 parking analysis.
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 consider the characteristics
and dynamics of the site such as shared parking, modal adjustment of the patrons, etc. The
peak observed parking demand counts for the existing site are shown in Tables 2, 3 and 4
and are summarized in Table 5.
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Project Description
The Landing shopping center currently consists of mixed retail and restaurant uses totaling
approximately 47,812 square feet of gross floor area (excluding outdoor dining and patio
areas). The shopping center is 100% tenant occupied with no vacancies. The existing total
gross floor area is based on the most recent development plan for the site and is consistent
with the 2020 observed parking study completed by RK. The Landing shopping center
currently provides a total of 237 parking spaces, which are shared globally by tenants and
visitors within a surface parking lot.
Chihuahua Cerveza is an existing 2,616 gross square feet of full-service restaurant within
The Landing shopping center. The restaurant currently has 498 square feet of existing
outdoor seating area, and during the COVID-19 pandemic, an additional 867 square feet
of outdoor seating area was temporarily approved and is currently in operation.
Representatives of the project now propose to make the COVID outdoor patio (867 square
feet) a permanent feature of the restaurant. Consequently, the total existing outdoor
seating area would be 1,365 square feet, resulting in the displacement of 8 parking spaces.
Furthermore, in addition to the existing 1,365 square feet of outdoor patio area,
representatives are proposing to add thirty-eight (38) square feet of additional outdoor
patio space. This would bring the total outdoor patio space to 1,403 square feet, requiring
the displacement of a total of ten (10) parking spaces (2 more spaces than currently
displaced). To compensate for the additional parking displacement, two (2) parking spaces
are planned to be added at the back of the shopping center behind the Pavilions.
The floor plan is provided in Exhibit B-1.
Table 1: Required Parking per The City of Newport Beach Municipal Code
Table 1 shows the proposed conditions, land use mix, and hours of operation for The
Landing shopping center. The shopping center is currently 100% percent occupied with no
tenant vacancies.
As shown in Table 1, with implementation of the proposed project, the gross floor area of
all eating and drinking establishments would exceed fifteen (15) percent of the gross floor
area of the shopping center (15.27%).
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Per Section 21.40.050 of the City’s parking code, for shopping centers that the gross floor
area of all eating and drinking establishments exceeds fifteen (15) percent of the gross
floor area of the shopping center, the total parking required for the site needs to be
determined based on the sum of parking required for each individual specific land use on
the site in accordance with Section 21.40.040 of the City’s parking code.
The City of Newport Beach is currently reviewing the parking requirements for non-
residential uses and is investigating eliminating the minimum parking requirements. As
evident in this parking analysis, the parking code parking requirements indicate a parking
deficiency per code. However, based on the 2019 observed parking data and the data
identified in this report, the site has ample parking spaces.
The City of Newport Beach Municipal Parking Code is included in Appendix B.
As also shown in Table 1, under proposed conditions, based on the City of Newport Beach
Municipal Parking Code, the site would require a total of 274 parking spaces. Since the
site has a total of 237 parking spaces, assuming implementation of the proposed project,
the site would have a parking deficiency of approximately 37 spaces (equivalent to a
deficiency of 13.55%) based on the City of Newport Beach Municipal Parking Code.
Chihuahua Cerveza received a parking waiver (PC Resolution PC2020-036) for an outdoor
patio area with an allowance of up to 626 square feet. The outdoor patio area has been
expanded to 1,365 square feet. From a required parking perspective, the project is seeking
a parking waiver for the difference of the approved (626 square feet) to the proposed
(1,403 square feet) which is equal to 777 square feet of additional outdoor patio space or
15 additional parking spaces per code as indicated in the table below:
Existing & Proposed Parking Requirements
Outdoor Patio
Area (S.F.)1
25% of Interior
Net Public Area
(S.F.)
Amount of Outdoor
Area Requiring
Parking (S.F.)
Approved
Chihuahua Cerveza 2,616 1,446 626 362 264 1,710 42.75
Proposed
Chihuahua Cerveza 2,616 1,225 1,403 306 1,097 2,322 58.05
Increase of Parking Requirement
(Proposed - Approved)+15
Parking Code
Number of
Spaces
Required
1 per 40 sq.ft of net public area,
including outdoor dining areas 25%
of the interior net public area or
1,000 sq.ft whichever is less
Gross Floor
Area (S.F)
Interior Net
Public Area
(S.F.)
Outdoor Patio Total Area
for Parking
Calculations (S.F.)
1 The GFA and outdoor dining area is calculated from the information provided by the City of Newport Beach and the applicant.
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Tables 2-5: Observed Parking Demand Results (November 2022)
As previously shown in Table 1, based on the City of Newport Beach Municipal Parking
Code, the site would require a total of approximately 273 parking spaces. The observed
parking counts were obtained at the site which is 100% tenant occupied and while the
Chihuahua Cerveza patio was in operation. Since the patio area is proposed to be
expanded by approximately 38 square feet, 1 parking space is added to the observed
parking counts per the city’s parking requirements.
To more accurately determine the parking required for the existing site and land use mix,
RK conducted a detailed parking survey of the site on Thursday, November 17th, Friday,
November 18th and Saturday, November 19th, 2022, from 7:00 AM to 9:00 PM at one-hour
intervals. Even though some tenants might still be operating after 9:00 PM, as shown in
the observed parking demand counts, the site parking demand significantly winds down
after 9:00 PM. Hence, the observed time frame captures the site’s peak parking demand.
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 consider the characteristics
and dynamics of the site such as shared parking, modal adjustment of the patrons, etc.
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. During the parking survey, no customer
vehicles were observed parking off-site along the local streets.
The project site was divided into five (5) parking zones to distinguish the demand at
different areas within the center. Parking zones help identify areas where there is high
parking demand and areas that are under-parking within a shared shopping center.
Parking Zone 5 provides shared parking for The Landing and Malarky’s customers and was
included as part of the study area. Photographs of the signs indicating the parking
restrictions are provided in Appendix A.
A manual parking count of the study area was completed at the time of the parking
demand observations and confirmed a total of 237 on-site parking spaces are provided.
When compared to the 2020 parking study, Zones 1-4 consist of eleven (11) fewer parking
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spaces in total. Eight (8) parking spaces are displaced by the Chihuahua Cerveza outdoor
dining area and three (3) have been removed to include shopping cart return areas.
When considering the proposed project, the expanded patio area will displace a total of
ten (10) parking spaces in Zone 3 (2 more spaces than currently displaced). To compensate
for the additional parking displacement, two (2) parking spaces are planned to be added at
the back of the shopping center behind the Pavilions in Zone 4.
The parking zones are shown in Exhibit C.
Tables 2, 3 and 4 show the results of the observed parking demand at the project site with
100% tenant occupancy and the patio in operation.
Detailed observed parking demand count data sheets are contained in Appendix C.
As shown in Tables 2, 3 and 4, based on actual observed parking demand counts at the
existing site:
The observed peak parking demand on Thursday, November 17, 2022, occurred at
12:00 PM, when a total of approximately 138 vehicles were parked, resulting in
58% occupancy. Since the site has a parking capacity of 237 spaces, a total of
approximately 99 parking spaces were available during the peak demand time on
Thursday.
The observed peak parking demand on Friday, November 18, 2022, occurred at
2:00 PM when a total of approximately 141 vehicles were parked, resulting in 59%
occupancy. Since the site has a parking capacity of 237 spaces, a total of
approximately 96 parking spaces were available during the peak demand time on
Friday.
The observed peak parking demand on Saturday, November 19, 2022, occurred at
1:00 PM when a total of approximately 149 vehicles were parked, resulting in 62%
occupancy. Since the site has a parking capacity of 237 spaces, a total of
approximately 88 parking spaces were available during the peak demand time on
Saturday.
Table 5 summarizes the results of the observed parking demand counts shown in Tables 2,
3, and 4.
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The observed parking study provides parking data during typical off-season operations and
weather conditions on Thursday, Friday, and Saturday. During the summer, parking on the
Balboa Peninsula is heavily impacted by beach visitors. However, the shopping center
actively enforces a “no beach parking” policy and regularly tows violators from the parking
lot, which mitigates the impacts during peak seasons. The Project is located close to the
beach, which typically generates higher volumes of patrons who travel to the shopping
center by means of rideshare, walking or bicycling. The parking utilization analysis
concludes that even with the Project’s increase in parking demand, the existing parking lot
can accommodate all uses within the shopping center.
The table below compares the results of the observed parking demand analysis completed
in 2019 and 2022.
Comparison of Maximum Observed Parking Demand 2019 vs 2022
Comparing the results of the May 2019 observed parking counts to the November of 2022
observed parking counts, the 2022 weekday (Thursday & Friday) parking demand is slightly
higher, and the weekend (Saturday) parking demand is approximately 24% higher. Even
with the increase in parking demand at The Landing, there are enough parking spaces (88
spaces at peak time) available to accommodate the parking demands of the project, as
evident in both observed parking analyses.
Peak Parking Demand (Zones 1-4)
Month /
Year Thursday Friday Saturday
May-19 130 May 16th
at 3:00 PM 135 May 17th
at 1:00 PM 120 May 18th
at 3:00 PM & 6:00 PM
Nov-22 138 November 17th
at 12:00 PM 141 November18th
at 2:00 PM 149 November 19th
at 1:00 PM
Percent
Change 6.15% Percent Change 4.44% Percent Change 24.17%
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Parking Management Plan
Planning Commission Resolution No. PC2020-036 adopted the parking management plan
strategies from the 2020 Observed Parking Study. The parking management plan strategies
should continue to be implemented and are identified below:
1. Representatives should monitor the parking demand at the site to ensure the
adequacy of parking.
2. If needed, provide additional parking capacity through the implementation of valet
parking services during days and hours of high parking demand. Based on the
analysis conducted, more than adequate parking is forecast to be provided after
implementation of the proposed project.
3. Provide a dedicated rideshare (Uber, Lyft, etc.) and general pick up and drop off
area.
4. Regulate the most convenient parking spaces to favor high priority uses such as
delivery vehicles and designate some parking spaces as short-term spaces for
convenience uses. These spaces are typically marked with green paint identifying
the stall.
5. Set parking duration limits and enforce the limits though use of a parking/security
patrol service.
6. Encourage employees to park away from the entrances to the business located
within the shopping center to allow visitors to conveniently locate parking spaces.
7. Provide secure bicycle parking.
8. Provide financial and other incentives to encourage the use of carpool and public
transportation by employees.
9. Utilize security personnel to keep non-site users from parking on the site, especially
during summertime.
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Conclusion
Based on the results of the observed parking data identified in this report, The Landing
shopping center provides adequate parking supply to accommodate the existing parking
demand at the site.
Furthermore, the City of Newport Beach is currently reviewing the parking requirements for
non-residential uses and is investigating eliminating minimum parking requirements. As
evident in this parking analysis, the existing parking code parking requirements indicate a
parking deficiency per code. However, based on the 2019 observed parking data and the
observed parking data identified in this report, the site has sufficient parking spaces to
support the outdoor dining area in a 100% tenant occupancy scenario.
RK Engineering Group, Inc. appreciates the opportunity to work with BOARDWALK
INVESTMENTS GROUP 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
Attachments
rk17789.doc
JN:2830-2022-01
Exhibits
engineering
group, inc.THE LANDING OBSERVED PARKING STUDY, City of Newport Beach, CA
2830-2022-01 engineering
N
Site Plan
Exhibit B-1
Tables
Outdoor Patio
Area (S.F.)2
25% of Interior
Net Public Area
(S.F.)
Amount of
Outdoor Area
Requiring
Parking (S.F.)
3107 / 3109 Chihuahua Cerveza3
Monday -Wednesday 11AM-9PM
Thursday 10AM-9PM
Friday 10AM-10PM
Saturday 9AM-10PM
Sunday 9AM-9PM
Restaurant 2,616 5%1,225 1,403 306 1,097 2,322
1 per 40 sq.ft of net public area, including
outdoor dining areas 25% of the interior
net public area or 1,000 sq.ft whichever is
less
58.05 PC2020-036
3142 Gina's Pizzerias*SUNDAY-THURSDAY 11AM-9PM
FRIDAY-SATURDAY 11AM-10PM Restaurant 2,083 4%812 458 203 215 1,027
1 per 40 sq.ft of net public area, including
outdoor dining areas 25% of the interior
net public area or 1,000 sq.ft whichever is
less
25.68 UP2012-001 (PA2012-004)
3101 Chipotle Mexican Grill SUNDAY-SATURDAY 10:30AM-10PM Restaurant 1,700 4%500 336 125 211 711
1 per 40 sq.ft of net public area, including
outdoor dining areas 25% of the interior
net public area or 1,000 sq.ft whichever is
less
17.78 UP2010-017,OD2010-004 (PA2010-096)
3134 Cold Stone Monday-Sunday 11AM-10PM
Restaurant
(Take-Out Service -
Limited)
903 2%452 N/A N/A N/A 452 1 per 250 square feet 1.81
7,302 15.27%2,989 2,197 634 1,523 4,512 103.32
3119 / 3121 No Rest for Bridget
SUNDAY 11AM-6PM
MONDAY-WEDNESDAY 10AM-7PM
THURSDAY-FRIDAY 10AM-8PM
SATURDAY 10AM-7PM
Retail 2,375 5%N/A N/A N/A N/A 2,375 1 per 250 square feet 9.50
3100 Pavilions SUNDAY-SATURDAY 6AM-12AM Retail 28,221 59%N/A N/A N/A N/A 28,221 1 per 250 square feet 112.89 PLAN CHECK 1590-2010
3130 Pavilions Liquor SUNDAY-SATURDAY 6AM-12AM Retail 2,918 6%N/A N/A N/A N/A 2,918 1 per 250 square feet 11.68
3136 Victory Ebikes
Monday 12PM-6PM
Tuesday 10AM-6PM
Wednesday-Sunday 10AM-7PM
Retail 1,003 2%N/A N/A N/A N/A 1,003 1 per 250 square feet 4.02
3138 15th Street Surf Shop Monday-Sunday 9AM-8PM Retail 998 2%N/A N/A N/A N/A 998 1 per 250 square feet 4.00
3152 Chase Bank MONDAY-FRIDAY 9AM-5PM
SATURDAY - Sunday Closed Office / Financial 4,000 8%N/A N/A N/A N/A 4,000 1 per 250 square feet 16.00 PLAN CHECK 1642-2010
3117 Newport Nails
MONDAY-FRIDAY 9AM-7PM
SATURDAY 9AM-6PM
SUNDAY 10AM-5PM
Nail Salon 900 2%N/A N/A N/A N/A 900 1 per 80 square feet 11.25
Storage N/A N/A Storage 95 0.20%N/A N/A N/A N/A 95 1 per 250 square feet 0.38
40,510 84.73%169.7
47,812 100%
273.04
274
237
-37
-13.55%
RESTAURANT
Table 1
The Landing Shopping Center, Newport Beach
Required Parking Sec 20.40-050¹ (Existing 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 Area
for Parking
Calculations
(S.F.)
Parking Code1 Number of
Spaces Required Discretionary Application No.
TOTAL RESTAURANT
NON-RESTAURANT (RETAIL, NAIL SALON, BANK, ETC)
TOTAL NON-RESTAURANT
Total Shopping Center Gross Floor Area
Total Required Parking Per Newport Beach Municipal Code
Total Required Parking Per Newport Beach Municipal Code (Rounded Up)
Total Number Parking Spaces Provided On-Site
Number of Parking Spaces Deficient Per Municipal Code
Percent of Parking Spaces Deficient Per Municipal Code
¹ Parking rates obtained from City of Newport Beach Municipal Parking Code Section 20.40.050
* = Gina's Pizza outdoor patio area reduced by 40 square feet as directed by the City.
3 The outdoor patio area has an existing 498 square feet of approved outdoor patio space. During the COVID-19 pandemic, an additional 867 square feet of outdoor patio space was constructed (498+867 = 1,365 sf). Based on PC Resolution PC2020-036, parking for the 626 square feet of exterior patio area was waived. The proposed project includes expanding the outdoor
patio area by 38 square feet for a total of 1,403 square feet of outdoor patio area.
² The GFA and outdoor dining area is calculated from the information provided by the City of Newport Beach and the applicant.
N/A = Not Applicable
RK17789TB
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Time Zone 1 Zone 2 Zone 32 Zone 42
Zone 5
(Shared Malarky's &
Landing)
Total Parking
# of Parking Spaces 79 32 90 23 13 237
7:00 AM 11 20 12 6 3 1 53 22%184
8:00 AM 12 20 18 8 3 1 62 26%175
9:00 AM 20 17 20 8 6 1 72 30%165
10:00 AM 27 19 27 10 5 1 89 38%148
11:00 AM 38 21 36 11 6 1 113 48%124
12:00 PM 37 31 50 12 7 1 138 58%99
1:00 PM 39 23 44 11 6 1 124 52%113
2:00 PM 36 21 34 8 8 1 108 46%129
3:00 PM 31 16 35 10 7 1 100 42%137
4:00 PM 34 24 43 8 4 1 114 48%123
5:00 PM 33 28 39 9 2 1 112 47%125
6:00 PM 24 18 41 7 5 1 96 41%141
7:00 PM 20 15 44 8 9 1 97 41%140
8:00 PM 15 11 40 6 9 1 82 35%155
9:00 PM 7 12 23 3 7 1 53 22%184
3 At the time of the observed parking analysis, Chihuahua Cerveza had a total of 1,365 square feet of outdoor patio space. Representees of the project are proposing the expand
the outdoor patio area by 38 square feet. As a result, one additional parking space is added to the observed parking counts per the City code.
2 The proposed Chihuahua Cerveza outdoor patio area will displace 2 additional parking spaces to accommodate the 1,403 outdoor patio. To offset the loss of 2 spaces, 2 new
parking spaces are added in Zone 4 located in the back of the shopping center. As a result, 2 parking spaces are deleted from Zone 2 and 2 parking spaces are added to Zone 4.
¹ The parking counts were obtained during typical operations and weather conditions.
Percent of
Occupied
Parking
Spaces
Number of
Parking
Spaces
Available
Table 2
The Landing Shopping Center
Thursday, November 17, 20221
Observed Parking Counts1
Observed Parking Survey Results with 100% Tenant Occupancy
Add Proposed
Outdoor Patio
Expansion3
RK17789TB
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Time Zone 1 Zone 2 Zone 32 Zone 42
Zone 5
(Shared Malarky's &
Landing)
Total Parking
# of Parking Spaces 79 32 92 21 13 237
7:00 AM 12 24 11 5 3 1 56 24%181
8:00 AM 18 23 13 8 4 1 67 28%170
9:00 AM 23 19 19 10 8 1 80 34%157
10:00 AM 35 25 30 8 8 1 107 45%130
11:00 AM 36 25 30 9 7 1 108 46%129
12:00 PM 42 25 43 12 7 1 130 55%107
1:00 PM 38 23 48 11 5 1 126 53%111
2:00 PM 43 27 51 14 5 1 141 59%96
3:00 PM 41 25 46 11 4 1 128 54%109
4:00 PM 47 26 34 11 3 1 122 51%115
5:00 PM 38 22 39 10 5 1 115 49%122
6:00 PM 32 20 56 7 7 1 123 52%114
7:00 PM 24 19 51 8 5 1 108 46%129
8:00 PM 16 19 36 6 6 1 84 35%153
9:00 PM 10 10 33 6 7 1 67 28%170
Add Proposed
Outdoor Patio
Expansion3
3 At the time of the observed parking analysis, Chihuahua Cerveza had a total of 1,365 square feet of outdoor patio space. Representees of the project are proposing the expand the
outdoor patio area by 38 square feet. As a result, one additional parking space is added to the observed parking counts per the City code.
¹ The parking counts were obtained during typical operations and weather conditions.
2 The proposed Chihuahua Cerveza outdoor patio area will displace 2 additional parking spaces to accommodate the 1,403 outdoor patio. To offset the loss of 2 spaces, 2 new parking
spaces are added in Zone 4 located in the back of the shopping center. As a result, 2 parking spaces are deleted from Zone 2 and 2 parking spaces are added to Zone 4.
Table 3
The Landing Shopping Center
Observed Parking Survey Results with 100% Tenant Occupancy
Friday, November 18, 20221
Observed Parking Counts1
Percent of
Occupied
Parking
Spaces
Number of
Parking
Spaces
Available
RK17789TB
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Time Zone 1 Zone 2 Zone 32 Zone 42
Zone 5
(Shared Malarky's
& Landing)
Total
Parking
# of Parking Spaces 79 32 92 21 13 237
7:00 AM 16 20 12 4 3 1 56 24%181
8:00 AM 17 16 21 6 8 1 69 29%168
9:00 AM 26 24 25 7 8 1 91 38%146
10:00 AM 32 27 30 9 9 1 108 46%129
11:00 AM 35 23 36 11 11 1 117 49%120
12:00 PM 42 32 45 11 10 1 141 59%96
1:00 PM 49 29 48 11 11 1 149 63%88
2:00 PM 45 23 49 10 11 1 139 59%98
3:00 PM 45 31 42 9 11 1 139 59%98
4:00 PM 45 24 37 8 7 1 122 51%115
5:00 PM 31 22 35 10 6 1 105 44%132
6:00 PM 26 22 34 7 7 1 97 41%140
7:00 PM 23 15 46 5 7 1 97 41%140
8:00 PM 21 13 48 6 8 1 97 41%140
9:00 PM 11 12 41 5 7 1 77 32%160
¹ The parking counts were obtained during typical operations and weather conditions.
2 The proposed Chihuahua Cerveza outdoor patio area will displace 2 additional parking spaces to accommodate the 1,403 outdoor patio. To offset the loss of 2 spaces, 2 new
parking spaces are added in Zone 4 located in the back of the shopping center. As a result, 2 parking spaces are deleted from Zone 2 and 2 parking spaces are added to Zone 4.
Table 4
The Landing Shopping Center
Observed Parking Survey Results with 100% Tenant Occupancy
Saturday, November 19, 20221
Observed Parking Counts1
Percent of
Occupied
Parking
Spaces
Number of
Parking
Spaces
Available
Add Proposed
Outdoor Patio
Expansion3
RK17789TB
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Table Date Peak Time
Maximum Observed
Parking Demand
(All Parking Zones)
Site
Parking Capacity Peak Parking Utilization Available Parking
Spaces
2 Thursday, November 17, 2022 12:00 PM 138 237 58%99
3 Friday, November 18, 2022 2:00 PM 141 237 59%96
4 Saturday, November 19, 2022 1:00 PM 149 237 63%88
63%88
Table 5
Source : Observed parking counts conducted in November of 2022.
Maximum Observed Parking Demand
The Landing Shopping Center
Summary of Maximum Observed Parking Demand
RK17789TB
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Appendices
Appendix A
The Landing
Study Area Photos
Appendix B
City of Newport Beach Municipal Parking Code
(21.40.040)
Newport Beach LCP Implementation Plan – CCC Draft 1
Page 21.40-1
Chapter 21.40 – Off-Street Parking
Sections:
21.40.010 Purpose
21.40.020 Applicability
21.40.030 Requirements for Off-Street Parking
21.40.040 Off-Street Parking Spaces Required
21.40.045 Bicycle Parking for Non-residential Developments
21.40.050 Parking Requirements for Shopping Centers
21.40.060 Parking Requirements for Food Service Uses
21.40.070 Development Standards for Parking Areas
21.40.110 Adjustments to Off-Street Parking Requirements
21.40.120 Parking Management Districts
21.40.130 In-Lieu Parking Fee
21.40.145 Preferential Parking Zones
21.40.010 – Purpose
The purpose of this chapter is to provide off-street parking and loading standards to:
A. Provide for the general welfare and convenience of persons within the City by ensuring
that sufficient parking facilities are available to meet the needs generated by specific uses
and that adequate parking is provided, to the extent feasible;
B. Provide accessible, attractive, secure, and well-maintained off-street parking and loading
facilities;
C. Increase public safety by reducing congestion on public streets and to minimize impacts to
public street parking available for coastal access and recreation;
D. Ensure access and maneuverability for emergency vehicles;
E. Provide loading and delivery facilities in proportion to the needs of allowed uses; and
F. Provide transportation and parking requirements for new development to protect,
maintain, and enhance public access in the Coastal Zone.
21.40.020 – Applicability
A. Off-Street Parking Required. Each use, including a change or expansion of a use or
structure, except as otherwise provided for in Chapter 21.38 (Nonconforming Uses and
Structures) shall have appropriately maintained off-street parking and loading areas in
compliance with the provisions of this chapter. A use shall not be commenced and
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Page 21.40-2
structures shall not be occupied until improvements required by this chapter are
satisfactorily completed.
B. Change, Enlargement, or Intensification of Use. Changes in use and enlargement or
intensification of an existing use shall require compliance with the off-street parking
requirements of this chapter, except as allowed in Chapter 21.38 (Nonconforming Uses
and Structures).
21.40.030 – Requirements for Off-Street Parking
A. Parking Required To Be On-Site. Parking shall be located on the same lot or
development site as the uses served, except for the following:
1. Townhouses and Multi-Tenant Uses. Where parking is provided on another lot
within the same development site, the parking shall be located within two hundred
(200) feet of the units they are intended to serve.
2. Off-Site Parking Agreement. Parking may be located off-site with the approval of
an off-site parking agreement.
B. Permanent Availability Required. Each parking and loading space shall be permanently
available and maintained for parking purposes for the use it is intended to serve. The
Director may authorize the temporary use of parking or loading spaces for other than
parking or loading in conjunction with a seasonal or intermittent use.
C. Maintenance. Parking spaces, driveways, maneuvering aisles, turnaround areas, and
landscaping areas shall be kept free of dust, graffiti, and litter. Striping, paving, walls, light
standards, and all other facilities shall be permanently maintained in good condition.
D. Vehicles for Sale. Vehicles, trailers, or other personal property shall not be parked upon a
private street, parking lot, or private property for the primary purpose of displaying the
vehicle, trailer, or other personal property for sale, hire, or rental, unless the property is
appropriately zoned, and the vendor is licensed to transact a vehicle sales business at that
location.
E. Calculation of Spaces Required.
1. Fractional Spaces. Fractional parking space requirements shall be rounded up to
the next whole space.
2. Bench Seating. Where bench seating or pews are provided, eighteen (18) linear
inches of seating shall be considered to constitute a separate or individual seat.
3. Gross Floor Area. References to spaces per square foot are to be calculated on
the basis of gross floor area unless otherwise specified.
4. Net Public Area. “Net public area” shall be defined as the total area accessible to
the public within an eating and/or drinking establishment, excluding kitchens,
restrooms, offices pertaining to the use, and storage areas.
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5. Spaces per Occupant. References to spaces per occupant are to be calculated
on the basis of maximum occupancy approved by the City of Newport Beach Fire
Department.
6. Spaces Required for Multiple Uses. If more than one use is located on a site, the
number of required off-street parking spaces shall be equal to the sum of the
requirements prescribed for each use.
F. Nonconforming Parking and Loading. Land uses and structures that are
nonconforming due solely to the lack of off-street parking or loading facilities required by
this chapter shall be subject to the provisions of Section 21.38.060 (Nonconforming
Parking).
21.40.040 Off-Street Parking Spaces Required.
Off-street parking spaces shall be provided in compliance with Table 21.40-1. Where the
off-street parking spaces required is established by a coastal development permit, the review
authority shall require sufficient data, including a parking demand study, from the applicant in
order to make this determination. 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 21.40-1
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
coastal development 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.
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Page 21.40-4
TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
Recreation, Education, and Public Assembly Uses
Assembly/Meeting Facilities 1 per 3 seats or one per 35 sq. ft.
used for assembly purposes1
Commercial Recreation and Entertainment As required by coastal development
permit
Cultural Institutions 1 per 300 sq. ft.
Schools, Public and Private As required by coastal development
permit
Residential Uses
Accessory Dwelling Units 1 per unit; a minimum of 2 covered
per site.
Single-Unit Dwellings—Attached 2 per unit in a garage
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.
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Page 21.40-5
TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
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
21.40.050
Service Uses—Business, Financial, Medical, and Professional
Convalescent Facilities 1 per 3 beds or as required by coastal
development permit
Emergency Health Facilities 1 per 200 sq. ft.
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
coastal development 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.
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Page 21.40-6
TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
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
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 coastal development
permit
Food Service with/without alcohol, with/without late
hours
1 per 30—50 sq. ft. of net public area,
including outdoor dining areas 25% of
the interior net public area or 1,000
sq. ft., whichever is less. See Section
21.40.060
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.
Emergency Shelter
1 per 4 beds plus 1 per staff; and if
shelter is designed with designated
family units then 0.5 parking space
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TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
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 coastal development permit
Boat Yards As required by coastal development
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 coastal development
permit
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
coastal development 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
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TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
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 coastal development
permit
Motels 1 per guest room or unit
Recreational Vehicle Parks As required by coastal development
permit
Time Shares As required by coastal development
permit
Transportation, Communications, and Infrastructure Uses
Communication Facilities 1 per 500 sq. ft.
Heliports and Helistops As required by coastal development
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
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
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TABLE 21.40-1
OFF-STREET PARKING REQUIREMENTS
Land Use Parking Spaces Required
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 coastal
development permit in compliance
with Chapter 21.52
1. The 1 per 3 seats standard should be used for areas with fixed setting and the 1 per 35 sq. ft. standard should be used for
areas with no fixed seating.
21.40.045 – Bicycle Parking for Non-residential Developments
A. Applicability. The bicycle parking standards of this section shall be required for new
non-residential developments with gross floor areas of ten thousand (10,000) square feet
or more.
B. Number Required. Five (5) percent of the number of off-street parking spaces required.
C. Design Requirements. For each bicycle parking space required, a stationary object shall
be provided to which a user can secure the bicycle with a user-provided cable and lock.
The stationary object may be either a freestanding bicycle rack or a wall-mounted bracket.
21.40.050 – Parking Requirements for Shopping Centers
A. An off-street parking space requirement of one space for each two hundred (200) square
feet of gross floor area may be used for shopping centers meeting the following criteria:
1. The gross floor area of the shopping center does not exceed 100,000 square feet;
and
2. The gross floor area of all eating and drinking establishments does not exceed
fifteen (15) percent of the gross floor area of the shopping center.
B. Individual tenants with a gross floor area of ten thousand (10,000) square feet or more
shall meet the parking space requirement for the applicable use in compliance with
Section 21.40.040 (Off-Street Parking Spaces Required).
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C. Shopping centers with gross floor areas in excess of 100,000 square feet or with eating
and drinking establishments occupying more than fifteen (15) percent of the gross floor
area of the center shall use a parking requirement equal to the sum of the requirements
prescribed for each use in the shopping center.
21.40.060 – Parking Requirements for Food Service Uses
A. Establishment of Parking Requirement. The applicable review authority shall establish
the off-street parking requirement for food service uses within a range of one space for
each thirty (30) to fifty (50) square feet of net public area based upon the following
considerations:
1. Physical Design Characteristics.
a. The gross floor area of the building or tenant space;
b. The number of tables or seats and their arrangement;
c. Other areas that should logically be excluded from the determination of net
public area;
d. The parking lot design, including the use of small car spaces, tandem and
valet parking and loading areas;
e. Availability of guest dock space for boats; and
f. Extent of outdoor dining.
2. Operational Characteristics.
a. The amount of floor area devoted to live entertainment or dancing;
b. The amount of floor area devoted to the sale of alcoholic beverages;
c. The presence of pool tables, big screen televisions or other attractions;
d. The hours of operation; and
e. The expected turnover rate.
3. Location of the Establishment.
a. In relation to other uses and the waterfront;
b. Availability of off-site parking nearby;
c. Amount of walk-in trade; and
d. Parking problems in the area at times of peak demand.
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B. Conditions of Approval. If during the review of the application, the review authority uses
any of the preceding considerations as a basis for establishing the parking requirement,
the substance of the considerations shall become conditions of the permit application
approval and a change to any of the conditions will require an amendment to the permit
application, which may be amended to establish parking requirements within the range as
noted above.
21.40.070 – Development Standards for Parking Areas
Parking areas shall be developed in compliance with the following requirements.
A. Parking Space Standards. Parking spaces shall be designed to provide have adequate
dimensions, clearances, and access to insure their use.
B. Alley Access. Development on lots or parcels with alley access shall be designed such
that access to on-site parking spaces is accessed by the abutting alley.
1. Exceptions. The reviewing authority may grant an exception on lots:
a. Where the width of the abutting alley is not sufficient to provide
maneuvering space for access; or
b. Where the provision of access by abutting streets would not result in the
loss of on-street parking spaces.
C. Driveways. Project and subdivision designs shall minimize the number of curb cuts for
driveways. Existing curb cuts shall be closed to create public on-street parking wherever
feasible.
D. Parking Configuration/Management. Parking configurations and/or parking
management programs that are difficult to maintain and enforce shall not be permitted.
21.40.110 – Adjustments to Off-Street Parking Requirements
The number of parking spaces required by this chapter may be reduced only in compliance with
the following standards and procedures.
A. Reduction of Required Off-Street Parking. Off-street parking requirements may be
reduced as follows:
1. Reduced Parking Demand. Required off-street parking may be reduced in
compliance with the following conditions:
a. The applicant has provided sufficient data, including a parking study if
required by the Director, to indicate that parking demand will be less than
the required number of spaces or that other parking is available (e.g., City
parking lot located nearby, on-street parking available, greater than normal
walk in trade, mixed-use development); and
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b. A parking management plan shall be prepared in compliance with
subsection (C) of this section (Parking Management Plan).
2. Joint Use of Parking Facilities. Required off-street parking may be reduced
where two or more nonresidential uses on the same site or immediately adjacent
sites have distinct and differing peak parking demands (e.g., a theater and a bank).
The review authority may grant a joint use of parking spaces between the uses that
results in a reduction in the total number of required parking spaces.
C. Parking Management Plan. When a parking management plan to mitigate impacts
associated with a reduction in the number of required parking spaces is required by this
chapter, the parking management plan may include, but is not limited to, the following
when required by the review authority:
1. Restricting land uses to those that have hours or days of operation so that the
same parking spaces can be used by two or more uses without conflict;
2. Restricting land uses with high parking demand characteristics;
3. Securing off-site parking;
4. Providing parking attendants and valet parking; and
5. Other appropriate mitigation measures.
D. Required Data. In reaching a decision to allow a reduction of required parking spaces, the
review authority shall consider data submitted by the applicant or collected/prepared at
the applicant’s expense.
E. Impact to Coastal Access Prohibited. No application for a reduction in the number of
off-street parking requirements shall be approved that impacts public parking available for
coastal access.
21.40.120 – Parking Management Districts
Properties within a parking management district may be exempted from all or part of the off-street
parking requirements of this chapter in compliance with the provisions of the adopted parking
management district plan.
21.40.130 – In-Lieu Parking Fee
The number of parking spaces required by Section 21.40.040 (Off-Street Parking Spaces
Required) may be reduced if the review authority authorizes the use of an in-lieu fee to be paid by
the applicant towards the development of public parking facilities. The in-lieu fee shall be paid to
the Citywide Parking Improvement Trust Fund. The amount of the fee and time of payment shall
be established by Council resolution.
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21.40.145 – Preferential Parking Zones
A. Establishment. The City Council may designate, by ordinance, certain residential
streets or alleys or any portions thereof, as preferential parking zones for the benefit of
residents adjacent thereto, in which zone vehicles displaying a permit or other authorized
indicia may be exempt from parking prohibitions or restrictions otherwise posted, marked
or noticed.
B. Coastal Development Permit Required. A coastal development permit approved by
the City Council shall be required to establish a new or modify an existing preferential
parking zone in the Coastal Zone.
C. Establishment of Preferential Parking Zones. Each preferential parking zone shall be
designated only upon the City Council finding:
1. That such zone is required to enhance or protect the quality of life in the area of the
proposed zone threatened by noise, traffic hazards, environmental pollution or
devaluation of real property resulting from long-term nonresidents parking, that
such zone is necessary to provide reasonably available and convenient parking for
the benefit of the adjacent residents; and
2. That the proposed zone is desirable to alleviate traffic congestion, illegal parking
and related health and safety problems; and
3. That the establishment of the preferential parking zone will not have a direct impact
to coastal access.
D. Criteria for Determination of Findings. The findings referred to in Subsection (C) shall
be based upon the following criteria, supported by substantial evidence in the record and
established to the satisfaction of the City Council:
1. The parking in the area by nonresidents does substantially and regularly interfere
with the use of the majority of the available public street or alley parking spaces by
adjacent residents;
2. That the interference by the nonresidents parking referred to above occurs at
regular and significant daily or weekly intervals;
3. That nonresidents parking is a source of unreasonable noise, traffic hazards,
environmental pollution or devaluation of real property in the area of the proposed
zone;
4. That the majority of households and property owners adjacent to the proposed
zone desire, agree to or request preferential parking privileges;
5. That no unreasonable displacement of nonresident vehicles will occur in
surrounding residential areas;
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6. That public rights of access to, and along the shoreline and coastal blufftops are
not directly impacted, including impacts to the use and capacity of public parking;
7. That consideration was given to the availability of, and opportunities for, alternative
modes of transportation;
8. That a shortage of reasonably available and convenient residentially related
parking spaces exists in the area of the proposed zone; and
9. That no alternative solution is feasible or practical.
E. Periodic Review. Coastal development permits establishing preferential parking zones
shall be periodically reviewed and, if necessary, modified, to insure that the criteria used to
establish the preferential parking zone reflect current conditions.
F. Parking Permits.
1. Number. A maximum of four (4) annual permits for preferential parking may be
issued for each qualified dwelling unit to any qualified applicant.
2. Fees. Permit fees shall be established by resolution of the City Council and shall
be progressive for dwelling units with multiple permits.
3. Use of Funds. Permit fees collected for preferential parking in the Coastal Zone
shall be deposited into a special fund to be used to fund programs to mitigate
impacts to coastal access and parking facilities.
Appendix C
Observed Parking Count Data
Time Zone 1
Regular
Zone 1
Hanicap
Zone 1
Green Curb
Zone 2
Regular
Zone 2
Pick Up
Zone 3
Regular
Zone 3
Handicap
Zone 3
Green Curb
Zone 4
Employee Lot Zone 5 Total Parking
# of Parking Spaces 65 4 10 29 3 86 4 2 21 13 237
7:00 AM 11 0 0 20 0 12 0 0 6 3 52 22%185
8:00 AM 12 0 0 20 0 18 0 0 8 3 61 26%176
9:00 AM 20 0 0 17 0 20 0 0 8 6 71 30%166
10:00 AM 23 2 2 19 0 27 0 0 10 5 88 37%149
11:00 AM 35 2 1 21 0 36 0 0 11 6 112 47%125
12:00 PM 30 2 5 31 0 49 0 1 12 7 137 58%100
1:00 PM 35 2 2 23 0 43 0 1 11 6 123 52%114
2:00 PM 36 0 0 21 0 34 0 0 8 8 107 45%130
3:00 PM 30 1 0 15 1 35 0 0 10 7 99 42%138
4:00 PM 31 1 2 24 0 43 0 0 8 4 113 48%124
5:00 PM 32 0 1 27 1 38 0 1 9 2 111 47%126
6:00 PM 23 1 0 17 1 38 2 1 7 5 95 40%142
7:00 PM 18 1 1 15 0 42 1 1 8 9 96 41%141
8:00 PM 13 1 1 11 0 38 0 2 6 9 81 34%156
9:00 PM 7 0 0 12 0 23 0 0 3 7 52 22%185
¹ The parking counts were obtained during typical operations and weather conditions
Percent of
Occupied
Parking
Spaces
Number of
Parking
Spaces
Available
The Landing Shopping Center
Thursday, November 17, 2022
Observed Parking Counts1
Observed Parking Survey Results
Time Zone 1
Regular
Zone 1
Hanicap
Zone 1
Green Curb
Zone 2
Regular
Zone 2
Pick Up
Zone 3
Regular
Zone 3
Handicap
Zone 3
Green Curb
Zone 4
Employee Lot Zone 5 Total Parking
# of Parking Spaces 65 4 10 29 3 86 4 2 21 13 237
7:00 AM 10 0 2 23 1 11 0 0 5 3 55 23%182
8:00 AM 18 0 0 23 0 13 0 0 8 4 66 28%171
9:00 AM 23 0 0 19 0 19 0 0 10 8 79 33%158
10:00 AM 35 0 0 25 0 28 2 0 8 8 106 45%131
11:00 AM 35 0 1 24 1 29 0 1 9 7 107 45%130
12:00 PM 38 0 4 23 2 40 3 0 12 7 129 54%108
1:00 PM 36 0 2 22 1 46 0 2 11 5 125 53%112
2:00 PM 39 1 3 25 2 49 1 1 14 5 140 59%97
3:00 PM 39 0 2 24 1 44 1 1 11 4 127 54%110
4:00 PM 43 0 4 25 1 33 0 1 11 3 121 51%116
5:00 PM 32 2 43 22 0 39 0 0 10 5 153 65%84
6:00 PM 30 1 1 19 1 56 0 0 7 7 122 51%115
7:00 PM 22 1 1 18 1 51 0 0 8 5 107 45%130
8:00 PM 16 0 0 18 1 36 0 0 6 6 83 35%154
9:00 PM 9 1 0 9 1 33 0 0 6 7 66 28%171
¹ The parking counts were obtained during typical operations and weather conditions
The Landing Shopping Center
Observed Parking Survey Results
Friday, November 18, 2022
Observed Parking Counts1
Percent of
Parking
Spaces
Occupied
Number of
Parking
Spaces
Available
Time Zone 1
Regular
Zone 1
Hanicap
Zone 1
Green Curb
Zone 2
Regular
Zone 2
Pick Up
Zone 3
Regular
Zone 3
Handicap
Zone 3
Green Curb
Zone 4
Employee Lot Zone 5 Total Parking
# of Parking Spaces 65 4 10 29 3 86 4 2 21 13 237
7:00 AM 16 0 0 20 0 12 0 0 4 3 55 23%182
8:00 AM 16 0 1 16 19 2 0 6 8 68 29%169
9:00 AM 23 1 2 23 1 24 1 0 7 8 90 38%147
10:00 AM 30 1 1 25 2 29 1 0 9 9 107 45%130
11:00 AM 33 1 1 22 1 35 1 0 11 11 116 49%121
12:00 PM 39 1 2 29 3 43 1 1 11 10 140 59%97
1:00 PM 46 1 2 26 3 45 2 1 11 11 148 62%89
2:00 PM 37 2 6 21 2 44 4 1 10 11 138 58%99
3:00 PM 42 0 3 29 2 41 1 0 9 11 138 58%99
4:00 PM 37 2 6 23 1 36 1 0 8 7 121 51%116
5:00 PM 30 1 0 21 1 32 2 1 10 6 104 44%133
6:00 PM 26 0 0 20 2 32 1 1 7 7 96 41%141
7:00 PM 22 0 1 15 0 46 0 0 5 7 96 41%141
8:00 PM 20 0 1 13 0 48 0 0 6 8 96 41%141
9:00 PM 11 0 0 11 1 41 0 0 5 7 76 32%161
¹ The parking counts were obtained during typical operations and weather conditions
Table 4
The Landing Shopping Center
Observed Parking Survey Results
Saturday, November 19, 2022
Observed Parking Counts1
Percent of
Parking
Spaces
Occupied
Number of
Parking
Spaces
Available