HomeMy WebLinkAboutPA2023-0124_20230713_Parking StudyMemo
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To: Chase Gilmore From: Sandhya Perumalla and Daryl Zerfass
Irvine Company Retail Properties Stantec
File: 2042625900 Date: July 12, 2023
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
76,839 square feet (SF) of retail and medical uses that are leased out to various tenants. Currently, 74,976
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.
July 12, 2023
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Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach
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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
July 12, 2023
Page 3 of 5
Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach
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FIGURE 1 - PARKING COUNTS
PARKING DEMAND
Table 3 summarizes the measured parking demand for the existing tenants and the total number of parking
spaces within the center. As shown, with 74,976 SF of occupied tenant space (1,863 SF was vacant), the
maximum number of occupied parking spaces was 235, which represents 69% of the total number of parking
spaces. At the peak time of parking demand, 108 parking spaces were unoccupied, which represents 31% of
the total number of parking spaces.
TABLE 3 PARKING DEMAND
Use Amount
(Square Feet)
No. of
Parking
Spaces
Peak Hour
Demand for
Shopping
Center
Parking
Used
(%) Surplus
Surplus
(%)
Existing Leased Area 74,976 343 235 spaces 69% 108 31%
0
50
100
150
200
250
300
350
400
10
:
0
0
A
M
10
:
3
0
A
M
11
:
0
0
A
M
11
:
3
0
A
M
12
:
0
0
P
M
12
:
3
0
P
M
1:
0
0
P
M
1:
3
0
P
M
2:
0
0
P
M
2:
3
0
P
M
3:
0
0
P
M
3:
3
0
P
M
4:
0
0
P
M
4:
3
0
P
M
5:
0
0
P
M
5:
3
0
P
M
6:
0
0
P
M
6:
3
0
P
M
7:
0
0
P
M
7:
3
0
P
M
8:
0
0
P
M
8:
3
0
P
M
9:
0
0
P
M
9:
3
0
P
M
Pa
r
k
i
n
g
D
e
m
a
n
d
Time 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
July 12, 2023
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Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach
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PARKING CODE REQUIREMENTS
Based on the information provided by the client, the 1,863 SF vacancy includes 310 SF of medical office and
1,553 SF of restaurant for Suite 2523. There is also a 619 SF patio associated with the restaurant.
Per the City's parking code, the medical office requires parking at a rate of 1 space per 200 SF. Therefore,
310 SF of medical office requires 1.6 parking stalls.
The City’s parking rate for food service is 1 space per 50 SF of net public area (NPA), including outdoor
dining areas exceeding 25% of the interior net public area, or 1,000 SF whichever is less. Assuming the
restaurant space is two-thirds NPA, the 1,553 SF restaurant has 1,035 SF of NPA. The NPA for the outdoor
space is 619 SF minus 25% of the interior NPA, which results in 360 SF of NPA for the outdoor space (619 -
(25% x 1,035) = 360 SF). The required parking is 20.7 spaces for the indoor restaurant and 7.2 spaces for the
outdoor space based on 1 space per 50 SF of NPA. See Table 4 for the parking code requirements for the
vacant space, which shows the total parking spaces required for the current vacant space is 29.5 spaces.
TABLE 4 PARKING REQUIREMENTS FOR VACANT SUITES
Use
Amount
(Square Feet) Net Public Area Parking Rate
Required Parking
Spaces
Medical 310 n/a 1/200 1.6
Restaurant 1,553 1,0351 1/50 20.7
Outdoor dining 619 3602 1/50 7.2
Total Spaces - - - 29.5
1 NPA for interior restaurant assumed to be two-thirds of total SF
2 NPA for outdoor dining is the amount of outdoor area that exceeds 25% of interior NPA (619 - (25% x 1,035) = 360 SF)
Accounting for the 310 SF of vacant medical office (1.6 stalls) and the 1,553 SF (plus patio) for suite 2523
(27.9 stalls) the expected parking demand for the entire retail center is 265 spaces (235 + 1.6 + 27.9 = 264.5),
which represents an occupancy of 77% of the total number of spaces. This results in a surplus of 79 spaces
for the shopping center (23% of the total number of spaces). This indicates that with the entire shopping
center leased with no vacant suites, full occupancy parking demand would not exceed current parking supply.
CONCLUSION
Parking counts were conducted for the Eastbluff Village Center on a Thursday, Friday, and Saturday, which
indicated a peak observed parking demand of approximately 69% of the available spaces (a maximum of 235
of 343 spaces were occupied), with 108 spaces unoccupied. At the time of the parking counts, 1,863 SF of
the center was unoccupied (310 SF of medical office and 1,553 SF of restaurant). There is also a 619 SF
patio associated with the unoccupied restaurant.
Based on City parking code requirements, the 1,863 SF of unoccupied uses, plus the unoccupied restaurant
patio, would require a total of 29.5 spaces. Based on information provided by the applicant, approximately
seven spaces are allocated to these uses per the center’s use permit. Therefore, the applicant is requesting a
waiver of 22 parking spaces.
With a peak surplus of 108 parking spaces unoccupied when the parking lot was counted, and based on full
occupancy the estimated surplus would be approximately 79 spaces, the requested waiver of 22 parking
spaces is not expected to negatively impact the center’s current parking supply.
July 12, 2023
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Reference: Parking Study for the Eastbluff Village Center in the City of Newport Beach
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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 ENV SP
Principal, Transportation Planning & Traffic Engineering Senior Transportation Planner
Phone: (949) 923-6058 Phone: (949) 923-6074
Daryl.Zerfass @stantec.com Sandhya.Perumalla@stantec.com