HomeMy WebLinkAbout1989 CENTRAL BALBOA S.A.P PARKING SURVEY*NEW FILE*
1989 CENTRAL BALBOA S.A.P
PARKING PLAN
CENTRAL BALBOA
SPECIFIC PLAN AREA -=
Parking Study
by Parcel
EXISTING
REQUIRED
Off -Street
Off -Street
Street
Street
Block
Parking
Parking
Number
Name
Designation
'
•- (# spaces)
(# spaces)
-------------
503
--------------------
EDGEWATER AVE E
------------
A
----------------
4
-----------
90
301
PALM ST
A
0
31
309
PALM ST
A
0
153
100
MAIN ST
AA
0
41
104
MAIN ST
AA
0
8
106
MAIN ST
AA
0
35
806
OCEAN FRONT E
AA
2
3
808
OCEAN FRONT E
AA
4
3
810
OCEAN FRONT E
AA
2
3
812
OCEAN FRONT E
AA
2
3
814
OCEAN FRONT E
AA
0
3
710
BALBOA BLVD E
AB
0
6
712
BALBOA BLVD E
AB
0
8
716
BALBOA BLVD E
AB
0
7
711
BAY AVE E
AB
4
2
205
-MAIN ST
AB
0
24
207
MAIN ST
AB
0
3
100
BALBOA PIER
AC
0
0
501
BAY AVE E
B
2
5
503
BAY AVE E
B
0
2
505
BAY AVE E
B
8
6
209
PALM ST
B
7
38
600 -
EDGEWATER AVE E
C
0
126
706
BAY AVE E
D
0
• 38
706
BAY AVE E
D
9
12
700
EDGEWATER AVE E
D
0
1
703
EDGEWATER AVE E
D
0
12
301
MAIN ST
D
0
54
303
MAIN ST
D
0
42
400
MAIN ST
D
0
179
807
BAY AVE E
E
0
2
809
BAY AVE E
E
4
2
811
BAY AVE E
E
2
3
813
BAY AVE E
E
0
3
815
BAY AVE E
E
0
3
300
MAIN ST
E
0
10
304
MAIN ST
E
0
14
300
BALBOA BLVD E
F
0
5
302
BALBOA BLVD E
F
2
5
304
BALBOA BLVD E
F
2
3
306
BALBOA BLVD E
F
3
9
310
BALBOA BLVD E
F
0
11
320
'BALBOA BLVD E
F
3
3
324
BALBOA BLVD E
F
3
5
328
BALBOA BLVD E
F
3
5
330
BALBOA BLVD E
C
3
5
205
CYPRESS ST
G
0
5
404
BALBOA BLVD E
H
0
11
406
BALBOA BLVD E
H
4
3
408
BALBOA BLVD E
H
2
19
410
BALBOA BLVD E
If
3
5
0 page #2
0
EXISTING
REQUIRED
Off -Street
Off -Street
Street
Street
Block
Parking
Parking
Number
-------------
Name
--------------------
Designation•
------------
(# spaces)
----------------
(# spaces)
412
BALBOA BLVD E
H
4 •
-----------
3
416
BALBOA BLVD E
H
4
3
204'
ADAMS ST
J
4
3
206
ADAMS ST
J
4
3
208
ADAMS ST
J
4
3
500
BALBOA BLVD E
J
2
20
510
BALBOA BLVD E
K
10
14
207
PALM ST
K
0
12
600
BALBOA BLVD E
L
23
17
608
BALBOA BLVD E
M
15
25
209
WASHINGTON ST
M
0
0
700
BALBOA BLVD E
N
0
3
702
BALBOA BLVD E
N
0
14
704
BALBOA BLVD E
N
0
24
206
WASHINGTON ST
N
9
0
202
MAIN ST
P
0
19
204
MAIN ST
P
6
7
810
BALBOA BLVD Z
Q
0
38
301
BALBOA BLVD E
R
0
9
311
BALBOA BLVD E
R
0
48
313
BALBOA BLVD E
R
7
7
315
BALBOA BLVD E
R
2
3
317
BALBOA BLVD E
R
2
3
403'
BALBOA BLVD E
S
2
9
407
BALBOA BLVD E
S
4
9
409
BALBOA BLVD E
S
0
2
411
BALBOA BLVD E
S
6
2
413
BALBOA BLVD E
S
3
3
415
BAT OA BLVD E
S
3
3
417
BALBOA BLVD E
S
5
3
421
BAT OA BLVD E
S
3
3
423
BALBOA BLVD E
S
3
3
501
BALBOA BLVD E
T
0
5
503
BALBOA BLVD E
T
0
2
505
BALBOA BLVD E
T
9
2
507
BALBOA BLVD E
T
0
9
509
BALBOA BLVD E
T
0
7
511
BALBOA BLVD E
T
0
12
109
PALM ST
T
0
72
500
OCEAN FRONT E
U
2
5
502
OCEAN FRONT E
U
3
2
504
OCEAN FRONT E
U
2
2
506
OCEAN FRONT E
U
2
3
508
OCEAN FRONT E
U
2
3
510
OCEAN FRONT E
U
2
3
105
PALM ST
U
0
41
600
BALBOA BLVD E
V
23
17
601
BALBOA BLVD E
V
0
10
— 605
BALBOA BLVD E
V
3
8
615
BALBOA'BLVD E
V
21
43
600
OCEAN FRONT E
W
45
66
701
BALBOA BLVD E
X
0
7
Street
Number
703
705
707
709
105
700
702
704
801
813
815
TOTAL(s) 113
page #3
r
EXISTING
REQUIRED
Off -Street
Off -Street
Street
Block
Parking
Parking
'Name
Designation,
(# spaces)
(# spaces)
BALBOA BLVD E
X
2
25
BALBOA BLVD E
X
4
23
BALBOA BLVD E
X
0
147
BALBOA BLVD E
X
4
61
MAIN ST
Y
0
144
OCEAN FRONT E
Y
4
3
OCEAN FRONT E
Y
4
3
OCEAN FRONT E
Y
4
3
BALBOA BLVD E
Z
22
45
BALBOA BLVD E
Z
0
9
BALBOA BLVD E
Z
2
3
27
363
2,169
CENTRAL BA* SPECIFIC PLAN AREA -- Parkintammary
by "Block" designation
Existing Provided
--------------------------------
Off-Street
On -Street
TOTAL
Required
SURPLUS /
Block
Parking
Parking
Parking
Parking
(DEFICIT)
Designation
[# sp.]
[# sp.]
[# sp.]
[# sp.]
[# sp.]
A
4
6
10
274
(264)
B
17
12
29
51
(22)
C
0
6
6
126
(120)
D
9
9
18
338
(320)
E
6
3
9
37
(28)
F
16
13
29
46
(17)
G
3
2
5
10
(5)
H
17
5
22
44
(22)
1
14
7
21
29
(8)
K
10
0
10
26
(16)
L
23
3
26
17
9
X
15
2
17
25
(8)
N
9
6
15
41
(26)
P
6
3
9
26
(17)
Q
0
2
2
38
(36)
R
11
12
23
70
(47)
S
29
16
45
37
8
T
9
11
20
109
(89)
U
13
4
17
59
(42)
V
47
6
53
78
(25)
W
45
0
45
66
(21)
X
10
8
18
263
(245)
Y
12
0
12
153
(141)
Z
24
6
30
57
(27)
AA
10
0
10
99
(89)
AB
4
8
12
50
(38)
AC
0
0
0
0
0
TOTAL(s) 27
363
150
513
2,169
(1,656)
0
40
3/28/89
Street number
Standard Report
Page
Street name Block letter Existing parking Sum of Requ
-------------------- ---------------------------------------
503
EDGEWATER AVE
E
A
4
90
301
PALM ST
A
0
4 V
Zak'
31
309
PALM ST
A
0
153
100
MAIN ST
AA
0
41
104
MAIN ST
AA
0
8
106
MAIN ST
AA
0
35
806
OCEAN FRONT
E
AA
2
3
q
808 ,�
OCEAN FRONT
E
AA
4
3
810
OCEAN FRONT
E
AA
2
IO
3
812
OCEAN FRONT
E
AA
2
3
814
OCEAN FRONT
E
AA
0
3
710
BALBOA BLVD
E
AB
0
6
712
BALBOA BLVD
E
AB
0
8
716
BALBOA BLVD
E
AB
0
7 6D
711 �'
BAY AVE E
AB
4
14 ✓
2
205
MAIN ST
AS
0
24
207
MAIN ST
AB
0
3
100 1
BALBOA PIER
AC
0
0,/
0
501
BAY AVE E
B
503
BAY AVE E
B
0
2
505
BAY AVE E
B
8
6 6�✓
209
PALM ST
B
7
38
600
EDGEWATER AVE
E
C
0
p /
1`26
700
BAY AVE E
D
0
38'-
706
BAY AVE E
D
9
12
700
EDGEWATER AVE
E
D
0
1
703
EDGEWATER AVE
E
D
0
12
301
MAIN ST
D
0
q ✓
54
303
MAIN ST
D
0
42
400
MAIN ST
D
0
179
807
BAY AVE E
E
0
2
809
BAY AVE E
E
4
2
811
BAY AVE E
E
2
3
813
BAY AVE E
E
0
b
3
.
815 'r
BAY AVE E
E
0
3
300
MAIN ST
E
0
10
304
MAIN ST
E
0
14
300
BALBOA BLVD
E
F
0
5
302
BALBOA BLVD
E
F
2
5
304
BALBOA BLVD
E
F
2
3
306
BALBOA BLVD
E
F
3
/
9 ��
310
BALBOA BLVD
E
F
016
11
320
BALBOA BLVD
E
F
3
3
324
BALBOA BLVD
E
F
3
5
328
BALBOA BLVD
E
F
3
5
0
BALBOA BLVD
E
G
3
5 f
205
CYPRESS ST
G
0
510
404
BALBOA BLVD
E
H
0
11
406
BALBOA BLVD
E
H
4
3
408
BALBOA BLVD
E
H
2
19
410
BALBOA BLVD
E
H
3
5�
E
J
0
3/28/89 Standard Report
Page
Street number Street name Block letter Existing parking Sum of Requ
--------------------------------- ---------------------------- -----------
412
BALBOA BLVD
E
H
41a /
3 ,x�✓
416
BALBOA BLVD
E
H
4
3
204
ADAMS ST
J
4
3
206
ADAMS ST
S
4
3 ✓
20811
ADAMS ST
J
4 14 ✓
3 ti
500
BALBOA BLVD
E
J
2
20
530
BALBOA BLVD
E
K
10
14 y
Z
207 2
PALM ST
K
0
12
' /
600 )
BALBOA BLVD
E
L
23 yi J
17
608
BALBOA BLVD
E
M
15
25 f
209 Z
WASHINGTON
ST
R
0
0 1S
700
BALBOA BLVD
E
N
0
3
702
BALBOA BLVD
E
N
0
14
704
BALBOA BLVD
E
N
0 J
H1✓
24
206
WASHINGTON
ST
N
9
0
202
MAIN ST
P
0
19 ✓
204 Z
MAIN ST
P
6 J
7 ?�
8101
BALBOA BLVD
E
Q
0 0 J
38 39
Iran
UATDnA Dtnn
D
D
n
0
311
BALBOA BLVD
E
R
0
48
313 5
BALBOA BLVD
E
R
7
7
s�
315
BALBOA BLVD
E
R
2
3
317
BALBOA BLVD
E
R
2
3
403
BALBOA BLVD
E
S
2
9
407
BALBOA BLVD
E
S
4
9
409
BALBOA BLVD
E
S
0
2
411
BALBOA BLVD
E
S
6
✓
2
413
BALBOA BLVD
E
S
3
2�
3
4151
BALBOA BLVD
E
S
3
3
417
BALBOA BLVD
E
S
5
3
421
BALBOA BLVD
E
S
3
3
423
BALBOA BLVD
E
S
3
3
501
BALBOA BLVD
E
T
0
5
503
BALBOA BLVD
E
T
0
2
505
BALBOA BLVD
E
T
9
2
507�
BALBOA BLVD
E
T
0
✓
9
509
BALBOA BLVD
E
T
0
7
uq�
511
BALBOA BLVD
E
T
0
12
109
PALM ST
T
0
72
500
OCEAN FRONT
E
U
502
OCEAN FRONT
E
U
3
2
504
OCEAN FRONT
E
U
2
2
,pf
506 1L
OCEAN FRONT
E
U
2
13 J
3
508
OCEAN FRONT
E
U
2
3
510
OCEAN FRONT
E
U
2
3
105
PALM ST
U
0
41
600
BALBOA BLVD
E
V
23
M
601
BALBOA BLVD
E
V
0
�
10
6054
BALBOA BLVD
E
V
3 N�
8 � ✓
615
BALBOA BLVD
E
V
21
43
rnn ,
nr.vhm FDnNm
r
u
AS I<
FF �b
3/28/89
Standard Report
Page 3
Street
number
Street name
Block letter
Existing
parking
Sum of
Requ
-------------
703
--------------------
BALBOA BLVD
E
------------
X
----------------
2
-----------
25
705
S
BALBOA BLVD
E
X
4
/
23
2 v�
707
BALBOA BLVD
E
X
0 10
147
709
BALBOA BLVD
E
X
4
61
105
MAIN ST
700
OCEAN FRONT
E
Y
4
3
702
OCEAN FRONT
E
Y
4 142
7
3
XS5,/
704
OCEAN FRONT
E
Y
4
3
801
BALBOA BLVD
Z
2
813
3
BALBOA BLVD
E
Z
0 tiA
,/
9
rx
815
BALBOA BLVD
E
7 _
2
3
0
0 /
-Y'3
✓
)b9 ✓
Z
IN -LIEU PARKING REQUIREMENTS (as of 6/13/88)
APPLICATION
NAME
ADDRESS NO. OF SPACES
UP 931
Balboa Inn
105 Main Street
66
UP 1053
Le Biarritz
414 N. Newport Blvd.
3
UP 1460
Beach Ball
2116 W. Ocean Front
11
UP 1476
(Amended)
Studio Cafe
100 Main Street
37,
UP 1581
(Amended)
Red Onion
2406 Newport Blvd.
3
UP 1606
Perry's Pizza
2108 3/4 W. Ocean Front
3
UP 1717
(Amended)
Rick Lawrence
2106 W. Ocean Front
12
UP 1757
(Amended)
E1 Ranchito
2800 Newport Blvd.
5
UP 1778
(Amended)
Hemingway's Rest.
2441 E. Coast Hwy,
2
UP 1783
(Amended)
Ava Lana (& Smith)
112 McFadden Place
18
UP 1816
Beachcomber's
2633 W. Coast Hwy.
7
UP 1832
Seaview Gardens
810 E. Balboa Blvd.
15
UP 1852
Hassan's
3325 Newport Blvd.
8
UP 1854
Andre's Take -Out
2119 W. Balboa Blvd.
2
UP 1865
B.J.'s
106 Main Street
22
UP 1872
Mamie Van Doren
428 31st Street
5
UP 2045
(Amended)
Bubbles Rest.
111 Palm Street
231
UP 3031
Stop -In
703 E. Balboa Blvd.
4
UP 3034
(Amended)
Herman
110 McFadden Place
4
UP 3042
Balboa Bakery
301 Main Street
3
UP 3046
Stuff'd Bun
704 E. Balboa Blvd.
4
UP 3058
The Place
2920 E. Coast Highway
132
'The City required that 23 in -lieu parking spaces be provided.
However, the Coastal Commission required that $7,140.00 be deposited in the
City's In -Lieu Parking Fund on an annual basis. 3,1 �2,7q
2Eight additional in -lieu parking spaces will be required if the 8 off -
site parking spaces on the abutting properties are not maintained.
"rin-Lieu Parking Requirements
page 2
Up 3065 V Woody's Wharf
UP 3076
UP 3095
SPR 36 and 41
UP 3129 'i
UP 3158 (Amended)
UP 3188
*UP 3240
*SPR 43
UP 3063 (Amended)
UP 3287
City Agreement
Newport Landing
China Palace
2318 Newport Blvd. 10
503 E. Edgewater P1. 253
2800 W. Coast Hwy. 134
Turnstone Corp. 2431-2439 W. Coast Hwy. 14 + 45
Bangkok 3 101r 103 Palm Street 12
The Grill 105 Main Street 24
(in the Balboa Inn)
Balboa Thai 209h Palm Street 3
Blue Beet 107 21st Street 4
Commercial Bldg. 3519 E. Coast Hwy. 4
Office Building 2800 Lafayette Ave. 10
Britta's Cafe 205 Main Street 3
Doan Trust - - - - - 476
* In -Lieu Parking fees are not required as of this date, since the
commercial use is not in operation, or has not expanded.
3Required by the Coastal Commission as long as tandem parking spaces
are needed to meet the parking requirements.
4Parking permits were required on an annual basis and not in -lieu
parking spaces in this particular case.
5The Coastal Commission required 4 additional in -lieu parking spaces
for the development. However, the City will permit said 4 spaces in the
Mariner's Mile Municipal parking lot on a temporary basis only. The
applicant will have to provide the parking spaces elsewhere at a later date.
6The City has entered into an agreement that permits the Doan Trust an
option to purchase up to 47 in -lieu parking spaces in the Cannery Village
Municipal Lot until April 7, 1990. Said spaces may be applied to satisfy
the parking requirements for any development on the former Cafe Lido
Restaurant property and the adjoining Pelican Market site, but only between
the hours of 5:00 p.m. and 6:00 a.m. daily.
3/28/89
Parking summary
Page 1
Street number Street name Block letter Existing parking Sum RP
100
MAIN ST
AA
0
41
104
MAIN ST
AA
0
8
105
MAIN ST
Y
0
144
105
PALM ST
U
0
41
106
MAIN ST
AA
0
35
109
PALM ST
T
0
72
202
MAIN ST
P
0
19
204
ADAMS ST
1
4
3
204
MAIN ST
P
6
7
205
CYPRESS ST
G
0
5
205
MAIN ST
AB
0
24
206
ADAMS ST
1
4
3
206
WASHINGTON
ST
N
9
0
207
MAIN ST
AB
0
3
207
PALM ST
K
0
12
208
ADAMS ST
1
4
3
209
PALM ST
AC
7
38
209
WASHINGTON
ST
M
0
0
300
BALBOA BLVD
E
F
0
5
300
MAIN ST
E
0
10
301
BALBOA BLVD
E
R
0
9
301
MAIN ST
D
0
54
301
PALM ST
B
0
31
302
BALBOA BLVD
E
F
2
5
303
MAIN ST
D
0
42
304
BALBOA BLVD
E
F
2
3
304
MAIN ST
E
0
14
306
BALBOA BLVD
E
F
3
9
309
PALM ST
A
0
153
310
BALBOA BLVD
E
F
0
11
311
BALBOA BLVD
E
R
0
48
313
BALBOA BLVD
E
R
7
7
315
BALBOA BLVD
E
R
2
3
317
BALBOA BLVD
E
R
2
3
320
BALBOA BLVD
E
F
3
3
324
BALBOA BLVD
E
F
3
5
328
BALBOA BLVD
E
F
3
5
330
BALBOA BLVD
E
G
3
5
400
MAIN ST
D
0
179
403
BALBOA BLVD
E
S
2
9
404
BALBOA BLVD
E
H
0
11
406
BALBOA BLVD
E
H
4
3
407
BALBOA BLVD
E
S
4
9
408
BALBOA BLVD
E
H
2
19
409
BALBOA BLVD
E
S
0
2
410
BALBOA BLVD
E
H
3
5
411
BALBOA BLVD
E
S
6
2
412
BALBOA BLVD
E
H
4
3
413
BALBOA BLVD
E
S
3
3
415
BALBOA BLVD
E
S
3
3
416
BALBOA BLVD
E
H
4
3
3/28/89
Parking summary
Page 2
Street number Street name Block letter Existing parking Sum RP
417
BALBOA BLVD E
S
5
3
421
BALBOA BLVD E
S
3
3
423
BALBOA BLVD E
S
3
3
500
BALBOA BLVD E
J
2
20
500
OCEAN FRONT E
U
2
5
501
BALBOA BLVD E
T
0
5
501
BAY AVE E
AC
2
5
502
OCEAN FRONT E
U
3
2
503
BALBOA BLVD E
T
0
2
503
BAY AVE E
AC
0
2
503
EDGEWATER AVE E
A
4
90
504
OCEAN FRONT E
U
2
2
505
BALBOA BLVD E
T
9
2
505
BAY AVE E
AC
8
6
506
OCEAN FRONT E
U
2
3
507
BALBOA BLVD E
T
0
9
508
OCEAN FRONT E
U
2
3
509
BALBOA BLVD E
T
0
7
510
BALBOA BLVD E
K
10
14
510
OCEAN FRONT E
U
2
3
511
BALBOA BLVD E
T
0
12
600
BALBOA BLVD E
L
23
17
600
BALBOA BLVD E
V
23
17
600
EDGEWATER AVE E
C
0
126
600
OCEAN FRONT E
W
45
66
601
BALBOA BLVD E
V
0
10
605
BALBOA BLVD E
V
3
8
608
BALBOA BLVD E
M
15
25
615
BALBOA BLVD E
V
21
43
700
BALBOA BLVD E
N
0
3
700
BAY AVE E
D
0
38
700
EDGEWATER AVE E
D
0
1
700
OCEAN FRONT E
Y
4
3
701
BALBOA BLVD E
X
0
7
702
BALBOA BLVD E
N
0
14
702
OCEAN FRONT E
Y
4
3
703
BALBOA BLVD E
X
2
25
703
EDGEWATER AVE E
D
0
12
704
BALBOA BLVD E
N
0
24
704
OCEAN FRONT E
Y
4
3
705
BALBOA BLVD E
X
4
23
706
BAY AVE E
D
9
12
707
BALBOA BLVD E
X
0
147
709
BALBOA BLVD E
X
4
61
710
BALBOA BLVD E
AB
0
6
711
BAY AVE E
AB
4
2
712
BALBOA BLVD E
AS
0
8
716
BALBOA BLVD E
AB
0
7
801
BALBOA BLVD E
Z
22
45
806
OCEAN FRONT E
AA
2
3
807
BAY AVE E
E
0
2
808
OCEAN FRONT E
AA
4
3
3/28/89
Parking summary
Page 3
Street number Street name Block letter Existing parking Sum RP
809
BAY AVE E
E
4
2
810
BALBOA BLVD
E
Q
0
38
810
OCEAN FRONT
E
AA
2
3
811
BAY AVE E
E
2
3
812
OCEAN FRONT
E
AA
2
3
813
BALBOA BLVD
E
Z
0
9
813
BAY AVE E
E
0
3
814
OCEAN FRONT
E
AA
0
3
815
BALBOA BLVD
E
Z
2
3
815
BAY AVE E
E
0
3
J 0 •
1/23/89
Building use(52 codes)
3
4
5'
10
1P91V
15
1 5- �8
1:6
19
1/yo njoA y/
20
IN 0 L9
22"
26'
//� 64a-4(?
'28'
1/15-d
-39
)/260419-
52
Standard Report
Sum of Use amount
-----------------
14
106"-
99
34•'
71411 4390✓ U`'' \ba
64865- Iry
11419 "
500.E
440
31981
1700
22562
Page 1
A
I
1/23/89
Standard Report Page 1
UA -
Street number
Street name
-------------
105
--------------------
PALM ST
APA\zmT--YS-5
303
MAIN ST
306
BALBOA BLVD
E
310
BALBOA BLVD
E
403
BALBOA BLVD
E
404
BALBOA BLVD
E
600
OCEAN FRONT
E
709
BALBOA BLVD
E
1/23/89 Standard Report
Street number Street name w ��
------------- --------------------
400 MAIN ST Coyllm I rzz VvgrATl on
700 EDGEWATER AVE E
Page 1
1/23/89 Standard Report
Street number Street name vV�- lq
------------------------------ -- ''?E4ar ARANT5
41 100 S: " -MAIN-ST UP 14?b F 16?4 K
�Lg105 '44 •MAIN-ST UP 3156A
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43109 29 PALM 'ST U? 2,04TA,1 a3 Q ��( �3
38209 20 PALM ST VP 102V- —F1
139 309 PALM ST up 312ZA �'• —
400 MASN ST UP 52,11
50369 EDGEWATER AVE E VP 3o?�O�Newboar �nNm o-
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Page 1
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`oowYoisl space wittfin'the' saiaeibuiiding� which was, Previ-
" " used' as a iaundromat': The `Proposed expansion contains 702 ±
ouslya
': of,"Net Public Area"
and includes the addition of a new dining
'room,sgat' full service bar and a new reception/waiting area. The total
"Net. Public Area". of the dinner house, with the expansion, will be
1400 ± sq.ft. it should be noted as well, that a portion of expandedr
area will also be used to expand the food preparation area and
restroom facilities for the restaurant.
The existing and proposed hours of operation for the restaurant are
from 5:30 p.m. to 10:30 p.m., .daily. There will be, seating for
approximately 75 people and the menu, which includes a variety of food
items from Thailand will not change. The continued service of
incidental beer and wine will also be included in the restaurant
operation. There will be approximately 4 employees on duty during
peak hours of operation which includes the applicant and his wife.
Off -Street Parking Requirement
The existing structure on the property was constructed prior to the
time off-street parking was required in the commercial districts.
Therefore, the existing restaurant as well as the other uses on the
property are nonconforming relative to the off-street parking
requirement, with the exception of the small coffee shop (Hidi's
Place), which was approved without parking_ by the Planning Commission
in 1980. The following table outlines the parking requirement for the
existing uses if they were established under current parking
requirements:
USE
Existing Subject
restaurant (698 ±
sq.ft. "Net Public
Area")
Laundromat
(1260 ± sq.ft.)
Coffee Shop (324 ±
sq.ft. of "Net
Public Area")
Retail Shop
(805 ± sq.ft.)
Residential
Apartments (5 units)
FORMULA
One parking space
for each 40 sq.ft.
of "Net Public Area."
One parking space for
each 250 sq.ft.
One parking space for
each 40 sq.ft. of
"Net Public Area"
One parking space
for each 250 sq.ft.
1.5 parking space
for each dwelling unit.
TOTAL (INCLUDING COFFEE SHOP)
(EXCLUDING COFFEE SHOP)
NUMBER OF SPACES
18
21
9 spaces waived by
Use Permit No. 1961
0
A
4
36
`: 1
TO: Planning Commission =4-• � • ! V>
Section 20.90.030, B (3) of the Municipal Code provides that
a nonconforming building or use is enlarged by more than ten
of its original gross area in any one year period, the prop Parkin`
which it is located shall be made to comply with the current
standards unless a waiver or reduction of said requirement is au -
on
thorized by use permit. Inasmuch as the proposed restaurant
Area", the
is in excess of 10 percent of the existing "
requirement for the proposed restaurant would be 35 spaces ��
parking parking requirement of one parking
based upon the current
restaurant
Net public Area" (1400 ± sq.ft. divided
space for each 40 sq.ft.
by 40sq.ft. = 35 spaces). In accordance with Section 20.30.035, ease (or �l �pp
of the Municipal Code, the Planning Commission within
(0S C-A�
decrease the parking requirement for a restaurant, within a range of
one parking space for each 30 sq.ft. of "Net Public Area" (47 spaces)
down to one parking space for each 50 sq.ft. of "Net Public Area" (28
spaces).
The applicant is requesting that his parking requirement be based on
which is
+ sq.ft. Based upon a parking requirement of one
the expanded "Net Public Area" of the restaurant only,
approximately 702 q' ft. of "Net Public Area", 18 parking
parking space for each 40 sq. on the
spaces would be required for the expanded floor area (e is no arOking sq. t.
divided by 40 = 17.55 or 1 spaces)
Sfurtherince eYrequested that he be
subject property the applicantrequirement through the payment of an
allowed to satisfy side parking which is currently $150.00 per
annual in -lieu parking fee to the city
year for each parking space. The applicant has justified his requests
based on the fact. that the restaurant does not open until after 5:00
r the
p,m, which is a time when the parking demand for the municipal parking
lot is the lowest, and further that ttollocaltresidents.aurant As indtion icated
past 5h years has catered primarily applicant, they have been able to
in the attached letter from the ing and advertising and
accomplish this by limiting their on -site sign
have relied primarily on "local word of mouth" for their exposure.
is only somewhat familiar with the subject restaurant,
Although staff
we do not -have any information contrary to that which has been ex-
pressed by the applicant. Staff has no objections to the establish-
ment of a parking requirement based on the expanded "Net Public Arethe
a"
of the restaurant provided that the operational character °Staff
restaurant, as described by the applicant, does not change. to
this
also has no objections to the approval of in -lieu parking the
case, being that the subject restaurant will operate during
evening only.
Parking Credit for Previous = �••��••-----
he
In accordance with land Sectionor 2ngs0in30commercitMunicipal coder
aldistrictswhichdo not
ful use of
se was in
meet be current
ent parking
nued or changed nto I a which
urequiring the existence same or 1less
may
77.
M TO: Planning comssion7•-5 ` • -
.. q ,hg.
on -site parking without compliance with said requirements. In o
words, a typical retail or service related use, could legally util
the previous laundromat space in the building, without providing a
required parking whatsoever. In such cases, the Planning commission
has granted a credit for the previous nonconforming parking require-
ment. In this particular case the parking credit would be 6 parking
spaces, thereby reducing the number of in -lieu parking spaces for the
restaurant to 12 spaces.
Specific Findings and Recommendation U Y �� Z
Section 20.80.060 of the Newport'Beach Municipal Code provides that in
order to grant any use permit, the*•Planning Commission shall find that
the establishment, maintenance or operation. of the use or building
applied for will not, under the circumstances of the particular case,
be detrimental to the health, safety, peace, morals, comfort, and
general welfare of persons residing or working in the neighborhood of
such proposed use or be detrimental or injurious to property and
improvements in the neighborhood or the general welfare of the City.
Staff recommends approval of. Use Permit No. 3129 and suggest that the
Planning Commission take such action subject to the findings and
conditions as set forth in the attached Exhibit "A". Sliould the
Planning Commission wish to deny this application, the findings set
forth in the attached Exhibit "B" are suggested.
PLANNING DEPARTMENT
JAMES D. HEWICKER, DIRECTOR
BY
W. %lilliam Ward
Senior Planner
WWW:wjd
UP28
Attachments: Exhibit "A"
Exhibit "B"
vicinity Map
Letter from applicant
Excerpt of Planning Commission
Minutes dated November 20, 1980
Plot Plan and Floor Plan
raa......o.. ___ rking .requiremen=-3xu=, z ,- r- -.+-_- -----
na
origilly established',% pa
increaseupon the net aso mpared tonumberof the numberte empi es for the
of emples for the
proposed development
Historical Fun Zone operation (see Page 9 and 10 of ne attached
Planning Commission staff report for the original Use Permit No. 3120,
dated December 9, 1984). Based on the net increase of employees, 35
parking spaces was the parking requirement originally established for
the project, however, inasmuch as the applicant revised his project to
provide 56 on -site parking spaces, the Planning Commission and City
Council required the 56 parking spaces be provided for the benefit of
all the employees within the Fun Zone project.
Justification for the waiver of a portion of the required off-street
parking spaces was based on the fact that of the 253 parking spaces
that would be required for the Fun Zone Development, based on current
parking standards, 204 of the spaces were required for the various
take-out restaurant uses within the project. Inasmuch as the Planning
Commission has typically waived the patron parking requirement for
small take-out restaurants, within the Central Balboa area, a similar
waiver was granted for the Fun Zone Development. Such parking waivers
have been granted by the Planning Commission with the finding that
take-out restaurant patrons are predominately "walk-ins" from nearby
businesses and visitors to the Balboa Peninsula, and further that such
uses in themselves do not generate new vehicle trips.
in light of the above discussion, it has been staff's general opinion
that small take-out restaurants within Central Balboa and McFadden
Square are not "destination uses" which increase the parking demand of
, this has not been our opinion in the
the surrounding area. However
waiters and convention -
case of full service restaurants which include
al dining. It is staff's opinion that such uses have a greater
potential to become a "destination use."
the parking requirement for conventional restaurants a one
Based on of "net public area", 23 parking
parking space for each 40 sq.ft.
spaces are required for the subject restaurant (889± sq.ft. 0 40 =
22.23 or 23 spaces). Persuant to section 20.30.035 of the Municipal
Code, the Planning Commission may increase or decrease the parking
requirements of a restaurant within a range of one space per 30 sq-sq.ft. t.
of "net public area (30 spaces) down to one space per 50 sq.
"net public area" (18 spaces). it is staff's opinion that one parking
space per 40 sq.ft. of "net public area" is adequate
for
for the
employeed
restaurant. As a take-out restaurant, providing parking
only, 12 parking spaces would be required. Therefore, the proposed
change to a conventional restaurant will increase the parking
requirement by 11 spaces.
Planning Fpml0is410n Meeting„_Nuvember 20i_19110_
I Agenda item No. _ 4
CITY OF NEWPORT BEACH
TO: Planning Commission
FROM: Pt'Anning Department
SUBJECT: Usa Permit No: rf:§6'1_ (Public Hfteing)
Request to relocate an existing restaurant located
in Central Balboa, from 202 Main Street to 105 Palm
Avenue in the C-1 District. A Variance to the Zoning
Code is also request so as to waive the required ofF-
st:reet parking spaces for said restaurant use.
LOCATION: Lots 15 and 16, Block 6, Balboa Tract, located at
106 Palm Avenue on the westerly side of Palm Avenue
between East Ocean Front and East Balboa Boulevard,
in,Central Balboa.
ZONE: C-1
APPLICANT: Hilda M. Helwig, Balboa
OWNER: Jim West. Newport Beach
Application
This application is a request to relocate an existing restaurant
(Midi's Coffee.Shop) from 202 Main Street to 105 Palm Avenue in
Central Balboa. Said application also requests a variance to the
Zoning Code waiving all of the required parking for the new
restaurant location, in accordance with Section 20.35.020 of the
Newport Beach Municipal Code, restaurants shall be Permitted in
the C-1 District, subject to the securing of a use permit in each
case: Use permit procedures are outlined in Chapter 20.80 of the
Municipal Code. Variance procedures are contained in Chapter
20.82 of the Municipal Code.
Environmental Significance
This project has been reviewed and it has been determined that it
is categorically exempt under Class 1 (Existing Facilities) from
the requirements of the California Environmental Qualities Act.
Conformance with General Plan
The Land Use Element of the General p'an designates the site for
"Retail and Service Commercial" uses. The proposed operation falls
within the, -uses permitted.
T0: ' 'Planning commission - 2.
Item B4
Subject Property and Surrounding„',id Uses
A two-story building containing four commercial tenant spaces on
the ground floor and five residential apartments above, is located
on the property in question. The commercial uses located on the
ground floor include a restaurant, laundromat and a flower shop.
The subject restaurant facility is proposed to be located in a
vacant commercial space. To the north, across a 10 foot alley,
is The Red Carpet Bar( to the east across Palm Avenue, is a
multiple -family residential complex; to the south is a municipal
parking lot with the public beach beyond; and to the west is a
triplex.
Background
As indicated in the attached letter from Mrs. Helwig, Midi's Coffee
Shop has operated at its present location on Main Street for the
past ten years. Further, said restaurant has maintained a pre-
existing nonconforming status relative to the requirement for
off-street parking and the necessity of a use permit during that
time. Due to the termination of her lease, Mrs. Helwig is now
requesting to relocate her restaurant to a building located at
105 Palm, which has not previously been used for such purposes.
Analysis
The operational characteristics of the restaurant at its new lo-
cation will be identical to the existing operation, although the
actual size will be somewhat larger. The restaurant is open the
entire day, although it primarily caters to early morning breakfast
customers which is comprised of Balboa residents and the early
morning fishermen. '
The existing restaurant maintains 13 counter seats, 5 booths (4 seats
each) fora total of 33 seats, and a "net public are of 324 t
square feet. The hours,of operation are from 5:00 a.m, to 3:30 p.m.
daily and a maximum of!4 employees are on duty during peak hours.
The new restaurant facility will maintain 18 counter seats, 6 booths
(4 seats each) for a total of 42 seats and a net public area" of
545 s square feet which is a 221 t square foot increase from the
existing restaurant. A maximum of 6 employees will be on duty
during peak hours in the new restaurant facility.
The existing building which will house the relocated restaurant
occupies the entire parcel of land on which it is located, and
there is no off-street parking available to the property other than
the Balboa Pier municipal parking lot.
TO: Planning Commission - 3.
Item M4
Off -Street Parkin
As part of her application, Mrs. Helwig is requesting a waiver or
all of the required off-street parking spaces for the new restaurant.
Her basis for the request is that the existing restaurant has oper-
ated for ten years without providing any parking spaces and that
most of her customers are local residents or fishermen who have
already paid for parking in the municipal parking lot.
Fourteen (14) parking spaces would be required for the new restaurant
facility under the City's restaurant parking requirement of one
parking space for each 40 square feet of "net public area" (545 square
feet divided by 40 square feet = 14 spaces). It should be noted
that the parking requirement for the new restaurant could also
vary from it parking spaces (one space/50 square feet of "net public
area to 19 parking spaces (one 'space/30 square feet of "net public
area"), depending on the operational characteristics of the restaurant.
Staff feels that one parking space for each 40 square feet of "net
public area" is adequate since no live entertainment or dancing is
proposed. It is staff's further opinion that due to the involuntary
nature of the applicadt's relocation, the above parking requirement
should be imposed only on the new "net public area" which constitutes
an increase from the previous restaurant location. On this basis,
the increased net public area would require 6 parking spaces
(221 square feet divided by 40 square feet = 5.5 or 6 parking spaces).
As indicated previocrly, there are no on -site parking spaces at the
new restaurant location. Therefore, any amount of required parking
will have to be provided by way of an off -site parking location or
in -lieu parking in the municipal parking lot. In staff's opinion,
either method of satisfying the required parking would be acceptable.
The applicant would have to p.ay $900.00 in in -lieu parking fees
to the City on an annual basis for 6 parking spaces (SI50.00 x 6 spaces
S900.00). The Commission also has an option to waive fewer of the
parking spaces if desired. Section 20.30.030, B., (1) of the
Municipal Code provides that the lawful use of land or buildings or
both in commercial districts which do not meet current parking re-
quirements, which use was in existence prior to 1969, may be con-
tinued or changed to a use requiring the same or less on -site
parking without compliance with said requirements. In other words,
a typical retail or office use could legally utilize the 1,091
square feet of commercial space proposed for the restaurant use
without providing any required parking whatsoever. Five (5) parking
spaces could be waived, based upon on parking space for each 250
square feet of floor area (1,091 square feet divided by 250 square
feet - 4.4 or 5 spaces). If 9 parking spaces are required by the
Commission (14 spaces minus 5 spaces - 9 spaces), the in -lieu
parking fee would be increased to $1,350.00 a year,
Restaurant = Number of
7
1,529
sq.ft.
Wendy's
10
1,275
sq.ft.
Penguins Place
5
753
sq.ft.
Bayside Cafe
5
422
sq.ft.
Ritz Ice Cream
3
565
sq.ft.
Famous Amos
12
1,750
sq.ft.
Milano's
2
417
sq.ft.
Fayros Hot Dogs
2
742
sq.ft.
China King
3
442
sq.ft.
Nino's BBQ
99
7,895
sq.ft.
Total Restaurants: 9
In accordance with Use PermitNo. of3 20,grofloormaximum
aofare 11 permitted
restaurants, totaling 8,499 sq.f
within the Fun Zone development. Based on a formula of one employee
for each 250 sq.ft. of gross floor area, which was used in conjunction
that
with the review of Use Permit No. 3120, estimated 34employeesp
was
take-out restaurants would generate approximately
however, it can be seen from the above figures
employees.that
the lexisting
d
take-out restaurants exceed the estimate bycould be
be further noted that two additional
take
provided he combinedagrosssfloor area
established within the project,
did not exceed 604 square feet.
Additional Information Provided by Applicant
As indicated in the attached excerpt of the Planning Commission
ch of the discussion on the part of the
minutes dated June 5, 1986, mu
Planning Commission dealt with the operational characteristics of the
subject restaurant and whether such characteristics would classifY arking
restaurant ,as a destination use and thereby increase the parking
demand for the area. In an effort to show the Planning Commiss
has
that the restaurant is not a destination use, the applicant
surveyed his customers over the past 60 days hoping to gather infPrma-
rve re
tion which would support this position. The resultsand are sof the uummarized
explained in the attached letter from the applicant
as follows:
1. The applicant agrees, that by definition, the subject
restaurant is not a take-out restaurant and that theoopera-
tional characteristics of the restaurant (i.e. type
f food
sold, table cloths, waiters and table settings) reflect the
intended purpose to operate as a full -service restaurant.
2. That a large number of customers
aredestination,urn customer most of
who 90
to Milano's as their primary
these customers patronize the restaurant after 5:00 P.m.
3. That over one-half of the restaurant's business occurs after
5:00 P.M.
T0; Planning Commission - h•
2. This approval shall be for a nne year period; any request
for extension to he acted upon by the Planning Commission.
3. That the applicant shall obtain the services of an
Acoustical Engineer and shall provide evidence of existing
ambient outside noise levels and proposed interior noise
levels. The building shall be insulated in such a manner
as to maintain outside sound at the existing ambient level.
lled and
le
A Air the recorded nmusic ing hfor dancing all be acommences, and bdoorbefore sand
windows shall be kept closed during business hours.
5. An off-street parking agreement, providing fifteen spaces
for the exclusive use of the restaurant after the market
closes, shall be approved by the City Council.
6. The restaurant shall not be opened for business until
parking in an off -site parking lot is available for use and
an off -site parking agreement is exec..ted and approved.
7 indicatingriatethatnoniyshall be parking forced theon the proposedrrestaurant
shall be permitted. Said signing shall be approved by
the Department of Community Development.
8. A parking lot attendant shall be stationed at the parking
lot to ensure that the parking spaces will be utilized and
maintained for restaurant patrons.
in
9 orlberash or shieldedtfromeviewlbybsixofootdhighhwallsobuilding
or fences.
nt
hall be
10 That all
mannerchanical meeting thefapprovaliatethesDepartmentscreened
of
Community Development.
restaurant
11 All shallbe,,
xrapprov-1 htheior lighting dDiresigns nhproposed
ctorofComuityDevelopment.
The owner -operator of ti. �taurant facility subsequently elected
to purchase permits for the use of fifteen parking spaces in the
Municipal Lot to the rear of the Balboa Inn instead of recording
onathebBalboafMarketpsite. Thiseactionowash
consistont withithe
ng spaces
parkingospaces tin ahe umunicipal nicipal olot de watc$150.00 per spaceh allow for the s onoanooff-street
annual
basis in lieu of other off-street parking availability.
The restaurant use opened for business after interior and exterior
alterations to tha building had been completed. However, an inspec-
tion of the City's records in 1975 indicated that the operator -owner
of "Uncle Hubert's Royal Caboose" restaurant had not applied for the
required extension of Use Permit NO. 1696 after ono years time.
Furthermore, the subjecL restaurant was also operating without the
legally required number of offstreet parking spaces inasmuch as the
in -lieu parking fee was not paid for thesdfyearor a of its
seoperation.
The operator -owner did not file an application
and cialthe buildinguonnthessitebhasuently remainedosed vacantrsinceness. The commer-
that time,
Analysis
The applicant proposes to refurbish the interior of the existing
commercial building on the subject "property and establish a Chinese
Restaurant with on -sale beer and wine. The proposed 110cean Garden"
restaurant consists of a dining area and small bar with 87 seats, a
recption andere.stroomofacilities. The ifloor plan tchen and swill chave eto besrevistorage room,
revised
slightly inasmuch as only one exit is proposed from the dining area.
The Uniform Building Code provides that a minimum of two exits are
reglA rod from the dining rooir, both of waich cannot pass through the
TO: Planning Commission - 5.
kitchen or storage room. Prior to the preparation of working draw-
ings, the applicant should discuss this matter with the Building
Official.
The hours of operation of the proposed development are from 11:00 A.M.
to 11:00 P.M. Approximately 6 to 10 employees will be on duty during
peak hours. No dancing or live entertainment is proposed in conjunc-
tion with the remodeled restaurant facility.
Off -Street Parking Requirements
The former use which operated under the name of "Uncle Hubert's Royal
Caboose" was required under Use Permit No. 1696 to provide 15 parking
spaces. In reviewing the files, it appears that this requirement was
not based upon the nonconforming status of the building which had no
parking requirement when it was built nor was it based upon the
requirement at the time of the Use Permit which would have necessitated
50 spaces based upon one space for each 3 occupants. Instead, it
appears that the requirement was based upon the ability of that
operator and the operators under the two preceding use permits to
provide at least 15 spaces in the private parking lot adjoining the
Balboa Market.
The proposed use which will operate under the name of Garden
Q Restaurant" would be required to provide thirty eigh (38) park ng
spaces if it were built under present restaurant parkt�7rg—rtarrd s
of one parking space for each RO square feet of "net public area"
(i.e. 1,500 sq. ft. t). The parking standards could also vary under
current parking requirements from 30 spaces (i.e. one parking for
each 50 square feet of "net public area") to 50 parking spaces (i.e.
one parking space for each 30 sq. ft. of "net public area").
Nonconforming Status
The staff has discussed the nonconforming nature of this structure
with both the City Attorney and the Assistant City Attorney on
several occasions. With respect to the question of cessation of
use, Section 20.83.050, the City Attorney has consistently ruled
that so long as there is an effort to replace a use with a similar
use and so long as there is no major change in facilities, i.e.
removal of kitchen, bar, food storage areas, etc., that the use
cannot be considered to be abandoned despite the fact that the build-
ing may have been vacant for a continuous period in excess of six
months. In this particular case, the kitchen and bar areas have
remained and there has been no other use of the building since the
former restaurant closed for business.
With respect to the nonconforming parking, Section 20.30.030 0 (1)
indicates that the lawful use of buildings in commercial zoning
districts which do not meet the parking requirements may be continued
or changed to a use requiring the same or less on -site parking without
compliance with the parking requirements. In this case, the City
Attorney has indicated that a restaurant use in this location would
be partially nonconforming with respect to its parking requirements
Inasmuch as fifteen spaces have been provided in the past. Therefore,
the applicant in this case is only obligated to provide fifteen spaces.
It should also be noted that the net public area of the restaurant is
being reduced and though the Planning Commission could Impose a
maximum requirement of 50 spaces if this were a new use (i.e. one
space per 30 sq. ft. of net public area), the Commission and Staff
have consistently established a requirement for this kind of operation
at one per QO square feet which would result in a requirement of 38
spaces. This latter requirement would be 12 spaces less than the
Code requirement for the former use.
To satisfy the parking requirement for the proposed use, the applicant
is proposing to purchase 15 annual permits for parking in the nearby
Municipal Lot in lieu of providing the parking spaces on site (see
attached letter from applicant dated May 18, 1977).
Item No. 3 _
% 0 •
TO: Planning Commission - 6.
Slgn
The applicant proposes to install a 100 square foot t identification
sign on the facade of the commera
cial building facing East Balboa
Boulevard. The proposed sign 'consists of individual 14 inch high t
letters and characters mounted on the wall and illuminated
nwith
t
lights (see attachskechof requestPosed sign).
objec-
tions Staff has with the applicant's
Specific Findings and Recommendation
Section 20.80.060 of the Newport Beach Municipal Code provides that
in order to grant any use permit, the Planning Commission shall find
that the establishment, maintenance or operation of the use or build-
ing applied for will not, under the circumstances of the particular
comfort
case, be detrimental to the health, safety, p
and general welfare of persons residing or working in the neighbor-
lious
anddiof such mprovementspinethese or b neighborhoodetriornthe 9enertal or alrwelfare to property
hood
City.
Staff recommends approval of Use Permit No. 1832 and suggests that
the Planning Commission make the following findings in conjunction
with the applicant's request:
1. That the proposed use is consistent with the Land Use
Element of the General Plan and is compatible with
surrounding -land uses.
2. The project will not have any significant environmental
impact.
3 The Police anyrtment has indicated that they do not
contempla
probl
rea
4 wThe illpbepaneimprovementtoveritheypastlupgrade operationshinaand
the
building.
5. The approval of Use Permit No. 1832 will not, under the
circumstances of this case be detrimental to the health,
persons residingoandsworkingrinathe9neighborhoodrorobe
detrimental
injurious
to rpfand
mtvtin
theneighborhoodothegenealwelareofheCiy.
Approval of Use Permit No. 1832 is recommended, subject to the follow-
ing conditions:
1 devolopmentll in signtantial elevationr,fexcepteith
as
noted in Condition No. 2.
ant
2.'
shallxbesprovided easirequired ning mbynthe eUniform rfacility
from Building Code.
3. All trash or storage shall be located within the
building or bshielded from view by six foot high walls
or fences.
h:11 be
4. inla mannerc
cmeeting thefapprovaIOfethes1)partmentrofned
Community Development.
S. ,All exterior lighting or other signs on the proposed
restaurant shall be approved by the Director of Community
Development.
6. That there shall be not less than 15 transferable parking
permits pSaid
urchased from the City on an annual basis in the
requirementshallbewaivedataatedatei
atfor hpolr lfan development.
Item No. 3
. I y •�
TO: Planning Commission - 7.
parking agreement for 15 parking spaces is approved by
the Planning Commission and the City Council.
7. That no dancing or live entertainment shall be permitted
in the restaurant Facility unless an amendment to this
application is approved by the Planning Commission.
8. That this approval shall be for a period of two years,
B and any extension shall be acted upon by the Modifications
F Committee.•
DEPARTMENT OF COMMUNITY DEVELOPMENT
. R. V. NOGAN, DIRECTOR
By/�tllett..vly;�Geyeyr�rk�/
—W I I I I am 9. Laycock,,
Senior Planner
WRL/sh
Attachments: Vicinity Map
Letters from Applicant dated 5/13/77 and 5118/77
Sign Elevation
Floor Plan
Item No. 3
T0: Planning Commission.- 2. 1 gIO G ir-
original request was for an 11 story, 55 unit structure with a total
building height of 93 feet. This plan was revised to 7 stories, 44
units and a building height of 55 feet but was still denied by the
Planning Commission on October 15, 1970 and appealed to the City
Council. The City Council withheld action. pending the results of the
Lower Newport Bay Civic District Study. The applicant.has now re-
vised his plans considerably and the City•Council has referred the
matter back to the Planning Commission -for its determination. The
application has been reposted and readvertised as a public hearing
before the Planning Commission.'
Description of Project
The proposed structure' would consist= of- 5.-1eveIs. T•he•`first level
watild be a proximatel `3 •feet be oivst;h a .• r..ade.and:,wou.ld..b.e •de•vote
r!'1''ncipally, td cover.•$.di;b.tf'i'�sa,neet:;parl n'g:;�,oppF.35.::cars:., An•-'additi'onal :..'3�:
,-ix,A-'3`off street arkiri s d"ces;"are°i'cotiVill %aie'd a1`on tifie••'eXistin`''alhe
.between, Pa]m• and Wa'shish`gtQn"tree;.is;.;x.�gh,tr4_pace""s„Woul:d-b'e::"openj;;twd '':;i
I,=would -be covered, andall'Fthe parkipg,spaces'would be:,perpendic(ilar A
z' to tiiei al,a;ey. Thusf.=a:utotal 01 f45,uf street phrking,s'paces,..wpuld
,.:.a•vnilable;,; "Ad;y�.41,1?t:.. wfxy.�,,,,,,,,a• =i.:.•;y.,•,.;• M111,
,'
secondr.thi,rd.and-Lfourtt]�'=ie•vs?1?ti+uia;eac$;;contain3'•,'thFeetie,dro`pm;':
.,aartments;;and 5' two`b'dpoom .a•pai^tme11•ts (a;total of "9,:;'thr"ee..bed'room
apartments; and ,15 two ti�drodm ;apartment's; or'24'to,tal.yapartmeht;zunits:�.:;�
;•;:: Tfie ff th. level would, tie •'comprised, of .a 'roof' deck. a:nd' mechanical , equ?p�'
ment:
The setbacks for the dwelling unit portion of the structure are as
follows:
Front Yard (Ocean Front) 10 feet
Side Yards 21 feet
Rear Yard (alley) 5 feet
The height of the building is as follows:
Top of Roof 35 feet
Top of Parapet Wall 38 feet
Top of Elevator Shaft 41 feet
The proposed density,is 1 dwelling unit per each 855 sq.ft. of lot
area, which exceeds the R-4 density standards of 1 unit per each 800
sq.ft. of lot area.
The parking ratio of 45 spaces for 24 units exceeds the existing re-
quirements of 44 spaces for 24 units. Th tandards recently recom-
mended by the Planning Commission would r, ire only 41 spaces, based
upon bedroom count per unit.
Relation to Central Balboa Study
'••somei.'We�the Commuri,t4kr6eVe:17bpmehta'D'epartment.has. been pursuing. : •,l• r
�; tudy, o4f �luture�dv,opet it1� BWlboa bu iness:;dt.s.Lriactand_•ita���_33
UP 196J
I o5 ptt Iw1
sT"
Off -Street Pa -,Lino
As part of her application, Mrs. Helwig is requesting a waiver of
all of the required off-street parking spaces for the new restaurant.
Her basis for the request is that the existing restaurant has oper-
ated for ten years without providing any parking spaces and that
most of her customers are local residents or fishermen who have
B
already paid for parking in the municipal parking lot.
i
Fourteen (14) parkino spaces would be required for the new restaurant
i
a
facility under the City's restaurant parking requirement of one
l
parking space for each 40 square feet of "net public area" (545 square
I
feet divided by 40 square feet = 14 spaces). It shoulo be noted
that the parking requirement for the new restaurant could also
vary from 11 parking spaces (one space/50 square feet of "net public
!
area to 19 parking spaces (one space/30 square feet of "net public
,
area"), depending on the operational characteristics of the restaurant.
Staff feels that one parking space for each 40 square feet of "net
public area,,is adequate since no live entertainment or dancing is
;
proposed. It is staff's further opinion that due to the involuntary
nature of the applicant's relocation, the above parking requirement
'
should be imposed only on the new "net public area" which constitutes
an increase from the previous restaurant location. On this basis,
the increased net public area would require 6 parking space,
(221 square feet divided by 40 square feet = 5.5 or 6 parking spaces).
'
As indicated previously, there are no on -site parking spaces at the
new restaurant location. Therefore, any amount of required parking
will have to be provided by way of an off -site parking location or
in -lieu parking in the municipal parking lot. In staff's opinion,
either method of satisfying the required parking would be acceptable.
The applicant would have to pay $900.00 in in -lieu parking fees
to the City on an annual basis for 6 parking spaces (S150.00 x 6 spaces
=
S900.00). The Commission also has an option to waive fewer of the
parking spaces if desired. Section 20.30.030, 5., (1) of the
Municipal Code provides that the lawful use of land or buildings or
both in commercial districts which do not meet current parking re-
quirements, which use was in existence prior to i969, may be con-
tinued or changed to a use requiring the same or less on -site
parking without compliance with said requirements. In other words,
a typical retail or office use could legally utilize the 1,091
square feet of commercial space proposed for the restaurant use
without providing any required parking whatsoever. Five (5) parking
spaces could be waived, based upon on parkino space for each 250
square feet of floor area (1,091 square feet divided by 250 square
feet = 4.4 or 5 spaces). If 9 parking spaces are required by the
Commission (14 spaces minus 5 spaces = 9 spaces), the in -lieu
parking fee would be increased to $1,350.00 a year.
in: Planning Coninig*ion -
lot; to the east, is If duplex; to the south
studio on the first floor and a residential
and then the Studio Cafe; and to the west,
Balboa Inn and a mixture of rot.ail shops.
UP ) e6 s'
0 [a6 MAO
is an arr.hi Lettnral
unit fill the srCnnct unfit
across Main Street, is Ile -
Background
Building records indicate that a restaurant use existed in the •pub n•,'
building for over thirty years. No parking spaces were required liv
Code for the commercial use on the property at that time, and no
parking spaces were provided except for an unimproved area e.t the re.Ir
of the site for storage of approximately three automobiles. A b•,Il-t
ing pe^mit was issued in 1959 for „Iterior alterations for the Prison
of Socrates Coffee House, prior to the requirement of offstree t
parking spaces or the necessity of securing a use permit. Rvcnrds fit
the Fire Department indicate that the subject coffee house halt an
occupant load of 75 persons in 1965. The building was subsequently
abandoned, and has been vacant for several years. The Building Divi-
sion informed the former property owner in 1976 and in 1977 that the
subject structure had become a hazard and the subject of numerous
complaints because of its substandard condition.
Analysis
The applicant proposes to remodel the existing structure and consl:rur
a two story, 20 foot high ! addition on the site. An Italian -style
restaurant with pizza and beer and wine is proposed to be rstabllshrd
in the expanded building.
The proposed development consists of 83n sq. ft. ' of "ue.t publ ll
area" on the first floor and 565 sq. ft. • of "net public area" ^e ut^
s eeond floor. A total of 1400 sq. ft. • of "net public area' and
approximately 80 seats in the dining areas is Proposed. The fi,•.:
floor also includes a kitchen, storage areas and restroom farillttrs.
The second floor of the proposed restaurant facility also consist•• of
a storage room, an office, and a dressing room. The hours of opera-
tion for the proposed restaurant use will be front 11:00 A.M. to 10:00
P.M., seven days a week. A maximum of six employees will be on duty
during peak hours.
Required Parking spaces
Since only one on -site parking space will be available,, for the explode.,
restaurant facility, the applicant proposes to purchase the necessary
permits for "in -lieu" n .'king spaces in the adjacent municipal palFinq
lot as permitted by the Municipal Code.
Thirty five (35) parking spaces would be required for the restaurant.
facility under the City's parking ordinance, haled upon one parkrml
space for each 4.1 sq. ft.. of "net public area" (i.e. 1400 sq. ft.
+ 40 - 35 spaces). The parking spaces could also vary under current
parking requirements from 28 parking spares (i.e. one parking '•note
for each 50 sq. ft. of "net public area") to 47 parting •,pace•, (t.,;
one parking space for each 30 sq. ft. of "net publI area•'). '�t•ttl
feels that one parking space for each 40 sq. ft. of "net public area
or 35 spaces, is adequate since no live entertainment or danr ing is
proposed..
The applicant would have to pay $5,10o.00 of "in - lieu" 1)ark1nq fens to
the City on an annual basis for the required 34 parP,Itoq spaces that
are not located on the property in question. However, the Conunlssiou
may wish to waive a portion of the required parking spaces and related
in -lieu narking fees. Section 20.30.030, B . , (1) of the Municipal
Code provides that, the lawful use of land or buildings or both in
commercial districts which do not elect current parking requirements,
which use wa•• in existence prior to 1969, may be continued or changed
to a use requiring the same or less on -site parking without complianrr
with said requirements. In other words, a typical retail or office
use could legally utilize the 1,162 sq. ft. , of commercial space now
l tem No 17
Planning Commission Meeting Oct. 2, 1969
Item No. 5
CITY OF NEWPORT BEACH
September 25, 1969
TO: Planning Commission
FROM: Planning Department
SUBJECT: Use Permit Application No. 1448
Request to establish a residential use in a commercial
district, on the second floor of an existing building
which is to be remodeled.
LOCATION: Lots 6, 7 and 8, Block 10, Balboa Tract, located at
711, 713 and 116 East Balboa Blvd., on the south side
of East Balboa Blvd. between Main Street and Washington
Street.
ZONE: C-1
APPLICANT: Rolly Pulaski, Costa Mesa
OWNER: Roy Collins, Newport, Beach
Application
This application proposes to remove one vacant commercial structure,
remodel the remaining commercial structure and create a residential
use above the commercial development The residential use would
consist of 6 units. A use permit is required in order to establish
a residential use within a C-1 District per Section 20.24.030(c) of
the Municipal Code.
Subject Property and Surrounding Land Use
The property under discussion is located at the southwest corner of
Balboa Boulevard and Main Street. Presently there are two large two
story commercial buildings on the property. The smaller of the two
buildings was used most recently as a Chinese Restaurant with a taku-
out window. The larger building had standard commercial uses on the
ground floor and an office on the second story level. Previously
the upstairs portion had served as a U.S.O. Center. The buildings
are vacant and in a rundown state as is the case with several other
buildings along Main Street south of Balboa Boulevard.
All street improvements are e.ompleted, including curbs, gutters, side-
walks, and street trees.
Analysis and Recommendation
Dwellings in a commercial district are governed by Section 20.08.170
of the Municipal Code which states that "every building or portion
TO: Planning Commission - 2.
thereof which is designed or used for any dwelling purpose in any "C"
or "14" District shall comply with the requirements of such appropri-
ate residential district as is determined by the use to which such
"C.. or "14" District property is being put...". Staff feels that the
use as proposed is most closely related to R-3 standards. The •esi-
dential units vary in size from a 448 square foot "efficiency" apart-
ment to an 800 square foot 2 bedroom apartment.
The proposal is to remove the existing Chinese Restaurant building
and utilize the space for parking. Since there is no off-street
parkinq available at present, the 9 spaces indicated would be a
welLonu, addition, However, it must be pointed out that the parking
standards require 8 spaces, 6 of which must be covered, for the 6
residential units and 19 for the 4800 sq.ft. of commercial area.
Section 20.08.191 of the Municipal Code relates to the parking re-
quirements pertinent to this application. "The lawful use of land or
buildings or both in commercial zoning districts which do not meet
the parking requirements set forth in subsection A, which use was in
existence on the effective date of this sectin,i, may be continued or
changed to a use requiring the same or less on -site parking without
compliance with said requirements". The commercial use of the first
story is not bei,tg changed and therefore n:• barking for that use is
required. The second story use voula req,tre, 19 spaces if it were
erclu;lvely commercial, but only k if it is used as residential.
As a part of these proceedings it is possible for the Planning Commis-
sion to amend the parking requirements. Since the extent of the
commercial usage would be reduced (by the removal of the Chinese
Restaurant building) and an adequate number of spaces would ba pro-
vided to satisfy the residential requirements, the staff recommends
that the parkinq be approved, but that at least 6 of the spaces be
LUVered,
As for the matter of the residential use, the Planning Commission has,
in the recent past, approved similar applications to create apartments
over ground -floor commercial uses, where the residential uses would
not be out of character with the surrounding neighborhood. Staff
feels that the use as proposed would add to, rather than detract from,
the surrounding area, and approval is recommended.
''••w.c` `� •asu
•.••
amen L—
ASSULIoty Pla-III ur
JLN:hh
Attachments: Vicinity Map
Plot Plan and Elevations
7C.
AM:t: '... �,.
..:..1'; "..•_
grouna floor
with resident•1 apartments
above;
to tl"!s naiu r+
' , ncros:: : al,,
Street, is the
parking lot for Laguna Federa)
Savings;
to tho s,•,;!I;west,
across
a ten foot
wide alley, is a variety of
retail
commercial uses
wh).ch iron" On
East Balboa
Boulevard and Palm Street;
and to
the northwest
is a two-story
residential
fourplex.
Analysis (Papagayo)
The applicant: is now requesting approval of a use permit in order to legali.}
establish the take-out restaurant. The facility will serve tacos and eight
American food dishes, soft drinks, and include a salsa bar. The applicar.t also
proposes to serve on -sale beer and wine in conlurction with the food service.
operation. There will be a maximum of four employees during peak hours of
operation, and the facility will be open from 12:00 Noon to 12:00 Midnight on
weekdays, and 1-:30 a.m. to 12:00 Midnight on weeker,ds. The applicant. has
indicated that although a majority of his business will be take out, he is
providing an incidental dining area in the covered patio adjacent to the
building which will provide seating for thirty-two people.
Off -Street Parking Requirement
The portion of the existing structure which comprises the Papagayo Restaurant
requires thirty-one off-street parking spaces, based can one parking space for
each fifty square feet of gross floor area within the take-out restaurant, plus
one parking space for each employee on duty during peak hours, unless modified
by the Planning Commission (11338t sq.ft, -t- 50 sq.ft. - 27.76 or 27 + 4 spaces
31 spaces) . _2=� Sq - e4 _ 3e
�v
There are eight off-street parking spaces on the subject property which are
required spaces for the "Class of 47." Therefore no permanent off-street
parking spaces have been provided for the new take-out restaurant. 1 �1a 1
Drive -In and Outdoor Restaurant Requirements VY
1A
Chapter 20.72, Drive -In and Outdoor Restaurants, of the Newport Beach Municipal
Code, was adopted in 1967 by the City .in order to give the Nanning Commission
the opportunity to review any proposed "take-out" restaurant through the use.
permit procedure. Development standards are included in Chapter 20.72 to
eb
achieve substantially the e results and will i, way be dt.trimenta: to
adjacent properties or im ire
than will the str�i�Ct romp]iance witn said
conditions.
Notwithstanding other concerns regarding the subject application, staff feels
that the on -site development standards as they apply to circillatior., wa_l s,
landscaping, parking lot illumination, and utilities, should he waived if the
Commission approves the proposed development, due to thi, existing physical
characteristics of the site.
waiver of Parking for Papagayos
The applicant is requesting that all of the required off-street parking spaces
for the take-out restaurant be waived on the basis that a majority of the
patrons are expected to be predominantly "walk-ins" from businesses, residents
or visitors in the area, and therefore will not significantly increase the
parking demand for the area. Staff does not concur with this opinion inasmuch
as the take-out restaurant includes a 654 sq.ft. outdoor dining area which will
include ten tables and thirty-two chairs and is intending to serve beer and
wine, it is staff's opinion that the subject restaurant represents a
significant intensification of use and will serve to increase the overall
parking demand for the area. However, should the Planning, Commission, wish to
approve Use Permit No. 3041, it may wish to consider one of the following
off-street parking alternatives:
AITERNATIVE No. 1
That all of the required off-street parking spaces be waived on a formal
basis but that Use Permit No. 3041 be conditioned so as to reculre the
applicant's parking agreement for twenty off -site parking spaces with
Laguna Federal Savings be maintained for the 11f,_- of t;,e take-out
restaurant operation; and to restrict the ho•irs of operation for the
take-out restaurant to the hours when the cff-site parking is. available.
ALTERNATIVE No. 2
Same as Alternative No. 1 but with no restricticns on the hours of the
restaurant operation.
ALTERNATIVE No. 3
That all of the required off-street parking spaces be, waved on a formal
basis but that Use Permit No. 3041 be conditioned so as to require the
applicant's parking agreement for twenty off -site parking spaces with
Laguna Federal Savings be maintained for the life of the take-out
restaurant operation; and that four in -lieu parkinq ;paces be purchasuo a:
the current City rate for employee parking.
MMlSSiONERS
July 21,,1983
n City of Newport Beach
agreement finalized for presentation at the tonight'q
hearing.
Chairman King stated that there are problems with what
Mr. Gabricle said. If for some reason the use permit
is approved, based on the agreement that Papagayo's was
able to get with the contracting agent for Laguna
Federal Savings and Loan, and for some reason Laguna
Federal Savings and Loan did not like the service
provided to them by the parking lot service and
discontinued that contract, then that essentially voids
the use permit.
Mr. Gabriele clarified his statement by stating that if
there was going to be a termination of Papagayo's
parking right because of any decision of Laguna Federal
Savings and Loan, then at that point as long as the
City was given proper notice of that change, the use
permit would not be voided automatically. It is only
if Papagayo's is deficient in communicating the
prospective change to the City that would result in a
possible forfeiture.
MINUTES
Mr. Gabri'le further stated that the matter was handled
this way because Laguna Federal Savings and Loan did
not want to treat this branch differently than the
others, and as a consequence they would not permit
recoxding, of any written agreement against that
property. The reason for the automatic revocation is
because the standard agreement is recorded against the
property, and the owner of the property is being buund
to that agreement so that the City would have an
immediate recourse if there was a breach in that
• agreement, whereas if there is a charge and nothing is
recorded against the land and no one will know about
that change unless the permittee notifies the City.
The item that revokes the use permit would be
non -notification of the City.
Chairman King stated that the parking agreement
l
contained in the staff report is deficient for the
_
following reasons:
1) it is not a parking agreement for the deficiency of
Papagayo's because as it is worded, the twenty cars
in which they have an agreement only r.Fply when
people can't find a place on the street to park;
and
i.:
i
s
® MINUTES
x
:E `
o a
July 21, 1983 :
City of Newport Beach
ROLL CALL
INDEX ;
2) The one -hour parking limitation has no kind of
monitoring system associated with it whereas people
•
take a ticket, are timed, and then assessed a fee
over and above the time limit that they are given.
Chairman King further stated that these are the kinds
of things that he would be interested in if some type
of agreement were made.
Commissioner Salalis asked Mr. Davidson if he would be
„
prepared to return in two weeks with a signed parking
agreement containing all of the concerns of the
Commission. Mr. Davidson stated that he would submit a
revised parking agreement at the next meeting ss
requested by the Commission.
F
Motion
X
Motion was made for the approval of Use permit No. 1027
Ayes
X
X
X
X
X
in conjunction with the Class of 47, with the Findings
• Noes
X
and Conditions of Exhibit "D", which MOTION CARRIED.
iAbstain
X
FINDINGS:
r
1. That the proposed change in operational
characteristics of the "Class of 47" restaurant
does not represent a significant intensification of
use on the subject property and will not increase
the overall parking demand for the area.
i,
2. That there is adequate on -site parking to
accommodate the proposed operation.
J. That the change in operational characteristics of
the "Class of 47" restaurant, so as to delete the
service of food in conjunction with its operation,
does not represent an intensification of use and
will not, under the circumstances of this case, be
detrimental to the health, safety, peace, morals,
r
y
comfort and general welfare of persons residing or
working in the neighborhood or be detrimental or
LS
injurious to property or improvements in the
}J;
neighborhood or the general welfare of the City.
CONDITIONS:
1. That all on -site parking (eight spaces) shall be
for the exclusive use of the Class of 47 cocktail
lounge.
s�
.1
wt
- 8
�6
commSSK)NERS O • MINUTES
x
JUlY L31 Lv„ '�,
q •
m
o d City of Newport Beach
INDEX
ROLL CALL
i
2. That the service of food in conjunction with the
subject operation may be incidental to the service
of alcoholic beverages.
3. That the approval of Use Permit No. 1027 (Amended)
shall be for a perioc of two years, and any
extension shall he subject to the approval of the
Modifications Committee.
4. On -sale alcoholic beverages shall be permitted, but
no off -sale alcorolic beverages shall be permitted.
'
S. That all trash containers shall be screened from
view and from adjacent properties and from the
adjacent alley and streets.
'
Motion
X
Motion was made to continue Use Permit No. 3041 to the
,
Ayes
X
X
C
X
X
X
Planning commission Meeting of August 41 1983, which
.
Abstain
X
MOTION CARRIED.
The Planning Commission recessed at 9:30 p.m. an?
'
reconvened at 9:40 p.m.
y
Request to permit the use of a temporary relocatable
Item 04
building for office and storage uses in the SP-5
1:5E BEIUfIT
t,
strict.
NO. 3043 I
AND
AND
`
Request o waive all of the required off-street parking
Item N5
1�',•
spaces in conjunction with the use of a temporary
VARIANCE
relocatable ilding for office and storage uses in the
NO. 1102
i'
SP-5 District.
is
LOCATION: A por on of Lot H, Tract No. 919, located
at 263 Nest Coast Highway, on the
,
southerly ide of west Coast Highway
between Ri' rside Avenue and Tustin
F;
Avenue, in th Mariner's Mile Specific
Plan Area.
ZONE: SP-5
DENIED
APPLICANT: James F. Parker, Newpor Reach
OWNER: Estate of Nelson A. Cray, Up nd
%r;,`
Agenda Items No. 4 and 5 were heard conCULien • due CO
zy1
their relationship.
_,
June 23, 1983 A , MINUTES
City of Newport Beach
INDEX
i I I I I I I I Planning Director Hewicker suggested that the
Commission obtain a report from the Building Department
relating to the the patio cover being brought into
conformance with the Building Code.
Commissioner Allen suggested that a condition be
imposed which would require that the patio cover and
all other construction be brought into conformance with
the Building Code. Planning Director Hewicker stated
that substantial dismantling and reconstruction would
be required to bring the construction into conformance.
Commissioner Balalis stated that it may be bEneficial
to split the consideration of the two uses. He stated
'
that he would like to know for certain whether the
'
applicant came to the City, or whether the City was
starting to take action against the applicant. He
suggested that the parking agreement be reviewed by the
City Attorney's Office for their determination on its
'.�
legality. He further suggested that if the applicant
is desirous of the on -sale beer and wine, the applicant
'}
should be required to submit a definite plan as to how
he intends to control and monitor the alcohol
consumption. He stated that the Police Department can
then review the proposed plan and make a
recommendation. He stated all of these considerations
r
need to be reviewed before a determination can be made.
lie then suggested that this item be continued, in order
for the staff and the applicant to gather the requested
1;
information.
Mr. Hovik Abramiam, owner and operator of the Studio
Cafe located at 100 Main Street, appeared before the
Commission. Mr. Abramiam stated that the applicant has
upgraded the site and established a good restaurant.
He stated that many of the Papagayo customers are local
residents and businessmen which wa?.k to the facility
and therefore the parking should not be a main concern.
Mr. Mike Stanley stated that he helps the applicant at
the restaurant. Mr. Stanley stated that in checking
with the Planning Department when the restaurant was
first being established, it was indicated to him that
the location was already approved for a restaurant and
bar use.
-28-
0 June 23, 1983
I* MINUTES
of Newport Beach
INDEX
Planning Director Hewicker stated that the applicant
should have identified what their intentions were and
asked the Planning Department if it was legal to
establish a second business at this location, if an
expansion would be permitted in the open area of the
building, or if more parking would be required.
Commissioner Allen stated that there is a strong
possibility that the applicant has made a good faith
mistake. She stated that it is apparent that the
applicant did not apply for the proper permits for
various reasons.
Mr. Abramiam stated that it is almost impossible for a
restaurant of this nature to stay in business on the
Balboa Peninsula without an on -sale beer and wine
license. He stated that a restaurant employee can be
stationed at the service window at all times to monitor
". the customers consumption of alcohol, along with the
use of a two-way mirror.
Motion X Motion was made to continue this item to the Planning
Commission Meeting of July 7, 19830 so that the
`:•} Planning Commission can receive a recommendation from
the Building Department relating to the current
construction and how it can be brought into conformance
with the Building Coder to determine if it would be
feasible to split the use permit between the two uses,
either by square footage or legal descriptions and, a
verification by the City Attorney's Office that the
parking agreement which was submitted is a legal
(i agreement.
Commissioner Balalis stated that perhaps the Class of
47 made some representation to the applicant relating
to the restaurant use. He stated that since the Class
•��, of 47 is no longer serving food, he suggested that
certain adjustments may be made within the serviceable
area of the Class of 47 which would make the outdoor
area of Papagayo legal. Commissioner Balalis suggested
that the applicant explore this possibility with the
Class of 47.
8-� Commissioner Goff suggested that the applicant submit a
definite plan as to how the P parking can be monitored
w and how the beer and wine consumption can be closely
+• monitored and restricted to the premises.
-29-
�COMMSSIONERS'. l„� MINUTES
June 23, 1983
f > = m
`
. a n amCity
of Newport Beach
iIROLL CALL
INDEX
.:Miendment
Commissioner Kurlander amended his motion to include
("
the concerns expressed by Commissioner Balalis and
^+I"
Commissioner Goff.
Ayes
X
X
X
X
Amended Motion by Commissioner Xurlander to continue
a:
gAbstain
X
this item to the Planning Commission Meeting of July 7,
'Absent
+
19B3, so that the staff and the applicant can gather
the requested information, was now voted on, which
4
AMENDED MOTION CARRIED.
In response to a question posed by Commissioner Goff,
Mr. Robert Burnham, City Attorney, stated that if it is
!
determined that the two uses should be split, the items
'
'
would have to be separately renoticed for a public
^"+
hearing. He stated that the Class of 47 would have to
be advised that some of their rights which they
' `•'
currently have pursuant to their existing use permit
i
may be transferred to another individual or assigned to
t'
another portion of the property.
In response to a question posed by Commissioner
. t;.
Xurlander, Mr. Burnham stated that an overlapping
permit would not be appropriate because the permit runs
with the property. He stated that if the rights are
overlapped, the rights are cumulative which may
intensify the use even more than presently.
Vice -Chairman Winburn stated that this item has been
'
y?
'
continued for a period of two weeks or longer if
necessary, for the staff and the applicant to gather
:t
tj
the requested information. Mr. Stanley stated that
they will assist the City in anyway possible.
r
".'
F
Planning Director Hewicker suggested that Mr. Stanley
apply to the Building Department as soon as possible
'•
for a special inspection of the property. He stated
that there is a small fee for the special inspection.
He also suggested that the applicant not allow persons
,
�••
y+
to bring alcoholic beverages onto the premises during
this interim period.
�7
s
.Y
�l`I
® 0 UP isbs
TO: Planning Commission -5. I O / M O
EXHIBIT "4"
FINDINGS AND CONDITIJNS OF APPROVAL
USE PERMIT NO. IBtb(Amended)
FINDINGS
1. That the proposed development is consist"nt will,
the General PI.,n •ind the adopted Local Coaa;tal
Program, I.a,d •'sc Plan, and is comnatiblP will,
surrounding land uses.
2. The proposed take-out window will not have any
significant environmental impact.
3. That adequate off-street parking spaces ar" hein,l
provided for the subject restaurant.
4. That the waiver of the development standards as
they Pertain to traffic circulation and d portion
of the required park inq spaces, walls dlld
landscaping, will not be detrimental to adjoining
properties.
5. The Police Department has indicated that they do
not contemplate any problems.
6. The approval of Use Permit No. I1165(Amended) will
not, under the circumstances of this cd,e he
detrimental to the health, safety, peace, morals,
comfort and general welfare of persons residimi
and working in the neighborhood or be detrimental
or injurious to property and improvements in the
neighborhood or the general welfare of the Cicy.
CONDITIONS
1. That all prcvlou, conditions of apptriv,tl Int u•,,•
Permit No. 11165 shall he mill and void.
2. That development shall b" is suhstant ial
conformance with the approved floor plans, and
elevations.
3. That 22 In -licit parking spaces shall he putrhaveJ
form the city on an annual basis for, the duration
of the restaurant use and that the annual ire tar
said parking shall be in accordance with Seoliun
12.44.125 of the Newport Ilnacn municipal Cod".
Said requirement for it, -lieu parkinq shall L"
waived at a later date if an off-sit.o parkiml
agreement for the required parking spaces is
approved by the Planning Commission and the City
Council.
.mh .Q7a.
r
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159
17
CENTRAL
BALBOA
AB
RSC-?
C
1
RSC
1600
1600
15
RET
N
205
MAIN STREET
D3
159
17
CENTRAL
BALBOA
AB
RSC-0
C
1
RSC
1200
1200
11
RET
N
207
MAIN STREET
D3
159
17
CENTRAL
BALBOA
AB
RSC-0
C
1
RSC
600
600
15
RET
N
711
E BAY AVE
D3
159
17
CENTRAL
BALBOA
AB
RSC-l{
C
1
RSC
1200
400
15
RET
N
�202
MAIN STREET
D3
159
17
CENTRAL
BALBOA
P
RSC-0
C
1
RSC
3.010
3500
15
RET
N
202
MAIN STREET
D3
159
17
CENTRAL
BALBOA
P
RSC-0
C
1
RSC
0
3
2
MFR
N
204
MAIN STREET
D3
159
17
CENTRAL
BALBOA
P
RSC46
C
1
RSC
3000
1700
26
GEI
N
F7
CENTRAL BALBOA : AREA 17 Page 3
810
E
BALBOA
BLVD
D3
159
17
CENTRAL
BALBOA
Q
RSC.O
C
1
RSC
3414
4000
10
RET
N
f 301
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
R
TFR,o
C
1
RSC
2400
1000
121
OFF
N
1301
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
R
TFR-0
C
1
RSC
0
311
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
R
TFR-0
C
1
RSC
12000
3
12000
2
12
MFR
OFF
Y
N
Cj313
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
R
TFR •500
C
1
RSC
2400
500
12
13
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
R
TFR-0
C
1
RSC
OFF
N
313
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
R
TFR-o
C
1
RSC
0
500
15
RET
Y
315
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
R
TFR•7.
R
2
TFR
0
2400
2
2
MFR
Y
317
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
R
TFR,.,
R
2
TFR
2400
2
2
2
MFR
N
403
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
S
TFR •9.
C
1
RSC
2
MFR
N
407
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
S
TFR#4
C
1
RSC
6555
6
3
MFR
N
409
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
S
TFR•O
C
1
RSC
2850
2200
15
RET
N
411
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
S
TFR*b
C
1
RSC
2850
1
1
SFD
N
413
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
S
TFR-3
C
1
RSC
2850
1
1
SFD
N
415
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
S
TFR-3
C
1
RSC
2850
2
2
MFR
N
�417
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
S
TFR-5
C
1
RSC
2850
2850
2
2
MFR
N
417
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
S
TFR—
C
1
RSC
1
1
SFD
N
421
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
S
TFR-3
C
1
RSC
0
150
15
RET
Y
423
E
BALBOA
BLVD
D3
158
17
CENTRAL
BALBOA
S
TFR-3
C
1
RSC
2850
2
2
MFR
N
501
E
BALBOA
BLVD
D3
159
17
CENTRAL
BALBOA
T
TFR -0
C
1
RSC
2850
2565
2
3
2
MFR
N
503
E
BALBOA
BLVD
D3
159
17
CENTRAL
BALBOA
T
TFR,O
C
1
RSC
2565
1
2
MFR
N
505
E
BALBOA
BLVD
D3
159
17
CENTRAL
BALBOA
T
TFR-9
C
1
RSC
2565
1
SFD
N
G507
E
BALBOA
BLVD
D3
159
17
CENTRAL
BALBOA
T
TFR•o
C
1
RSC
2565
1
1
SFD
N
7
E
BALBOA
BLVD
D3
159
17
CENTRAL
BALBOA
T
TFR,0
C
1
RSC
0
3
2
MFR
N
E
BALBOA
BLVD
D3
159
17
CENTRAL
BALBOA
T
RSC•o
C
1
RSC
800
12
OFF
Y
G9
9
E
BALBOA
BLVD
D3
159
17
CENTRAL
BALBOA
T
RSC-0
C
1
RSC
2565
1000
12
OFF
N
(511
E
BALBOA
BLVD
D3
159
17
CENTRAL
BALBOA
T
RSC•o
C
1
RSC
0
2565
2
2400
2
15
MFR
RET
Y
N
511
E
BALBOA
BLVD
D3
159
17
CENTRAL
BALBOA
T
RSC-0
C
1
RSC
109
PALM STREET
D3
159
17
CENTRAL
BALBOA
T
RSC�O R
C
1
RSC
0
5415
1
5011
2
10
MFR
RET
Y
N
f105
105
PALM STREET
D3
159
17
CENTRAL
BALBOA
U
RSC-0 R
C
1
RSC
5415
1200
10
RET
N
PALM
STREET
D3
159
17
CENTRAL
BALBOA
U
RSC•o
C
1
RSC
0
1300
10
RET
Y
105
PALM STREET
D3
159
17
CENTRAL
BALBOA
U
RSC•o
C
1
RSC
0
600
15
RET
Y
105
PALM STREET
D3
159
17
CENTRAL
BALBOA
U
RSC-0
C
1
RSC
0
7
508
E
OCEAN FRONT
D3
159
17
CENTRAL
BALBOA
U
RSC,2-
R
2
RSC
2565
2
3
MFR
Y
510
E
OCEAN FRONT
D3
159
17
CENTRAL
BALBOA
U
RSC-2
R
2
RSC
2565
2
2
2
MFR
MFR
N
N
w
R
CENTRAL BALBOA -- AREA 17 Page 4
506
E OCEAN FRONT
D3
159
17
CENTRAL
BALBOA
U
TFR,2.
R
2
RSC
2565
2
2
MFR
N
504
E OCEAN FRONT
D3
159
17
CENTRAL
BALBOA
U
TFR•%
R
2
RSC
2565
1
1
SFD
N
502
E OCEAN FRONT
D3
159
17
CENTRAL
BALBOA
U
TFR-3
R
2
RSC
2565
1
1
SFD
N
500
E OCEAN FRONT
D3
159
17
CENTRAL
BALBOA
U
TFR*2
R
2
RSC
2565
3
2
MFR
N
601
E-BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
V
RSC•O
C
1
RSC
2565
2500
15
RET
N
603
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
V
RSC,1
C
1
RSC
2565
1
1
SFD
N
6D5
E BALBOA-BLVD
D3
159
17
CENTRAL
BALBOA
V
RSC•3
C
1
RSC
2565
2000
15
RET
N
615
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
V
RSC'2-1
C
1
RSC
12825
2975
10
RET
N
600
E OCEAN FRONT
D3
159
17
CENTRAL
BALBOA
W
TFR-10 M
C
1
TFR
20520
44
3
MFR
N
f701
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
X
RSC•O
C
1
Z
RSC
2565
1200
15
RET
N
701
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
X
RSC ^
C
1
Z
RSC
0
500
12
OFF
Y
r703
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
X
RSO%,
C
1
Z
RSC
2565
1018
10
RET
N
703
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
X
RSC-
C
1
Z
RSC
0
1
1
SFD
Y
r705
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
X
RSC-4
C
1
RSC
2565
850
11
RET
N
C 705
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
X
RSC
C
1
RSC
0
1500
12
OFF
Y
707
E-BALBOA- BLVD
D3
159
17
CENTRAL
BALBOA
X
RSC•o
C
I
RSC
5130
440
16
RET
N
709
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
X
RSC•R
C
1
RSC
7695
1200
15
RET
N
711
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
X
RSC.Q
C
I
RSC
0
2000
10
RET
Y
711
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
X
RSC-
C
I
RSC
0
1700
15
RET
Y
711
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
X
RSC'
C
I
RSC
0
6
3
MFR
Y
700
E'OCEAN"FRONT
D3
159
17
CENTRAL
BALBOA
Y
RSC•4
C
I
Z
RSC/RMC
2565
2
2
MFR
N
702
E OCEAN FRONT
D3
159
17
CENTRAL
BALBOA
Y
RSC-4
C
1
Z
RSC/RMC
2565
2
2
MFR
N
704
E,OCEAN--FRONT
D3
159
17
CENTRAL
BALBOA
Y
RSC-4
C
1
Z
RSC/RMC
2565
2
2
MFR
N
105
MAIN STREET
D3
159
17
CENTRAL
BALBOA
Y
RS
C
1
Z
RSC/RMC
12825
2773
10
RET
N
105
MAIN STREET
D3
159
17
CENTRAL
BALBOA
Y
RSC
C
1
Z
RSC/RMC
0
1946
12
OFF
Y
105
05
MAIN STREET
MAIN STREET
D3
D3
159
159
17
17
CENTRAL
CENTRAL
BALBOA
BALBOA
Y
Y
RSC 0R
RSC
C
1
Z
RSC/RMC
0
1600
15
RET
Y
C
1
Z
RSC/RMC
0
800
11
RET
Y
105
MAIN STREET
D3
159
17
CENTRAL
BALBOA
Y
RSC
C
1
Z
RSC/RMC
0
34
7
RET
Y
801
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
Z
RSC•2;2 (L
C
1
RSC
15390
3600
10
RET
N
813
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
Z
RSC•O
C
1
RSC
2565
2200
15
RET
N
815
E BALBOA BLVD
D3
159
17
CENTRAL
BALBOA
Z
TFR-1.
R
2
TFR
2565
2
2
MFR
N
806
E OCEAN FRONT
D3
159
17
CENTRAL
BALBOA
AA
TFR•
R
2
TFR
2565
2
2
MFR
N
808
E OCEAN FRONT
D3
159
17
CENTRAL
BALBOA
AA
TFR.4
R
2
TFR
2565
2
2
MFR
N
810
E OCEAN FRONT
D3
159
17
CENTRAL
BALBOA
AA
TFR 2. R
R
2
TFR
2565
2
2
MFR
N
812
E OCEAN FRONT
D3
159
17
CENTRAL
BALBOA
AA
TFR-L
R
2
TFR
2373
2
2
MFR
N
CENTRAL BALBOA : AREA 17 Page 5
814 E OCEAN FRONT D3
159
17
CENTRAL
BALBOA
AA
TFR•0
R
2
TFR
2757
2
2
MFR
N
100 MAIN
STREET D3
159
17
CENTRAL
BALBOA
AA
RSC•0
C
1
RSC/RMC
2835
2835
10
RET
N
104 MAIN
STREET D3
159
17
CENTRAL
BALBOA
AA
RSC•0
C
1
RSC/RMC
2430
1800
15
RET
N
106 MAIN
STREET D3
159
17
CENTRAL
BALBOA
AA
RSC-O
C
1
RSC/RMC
2430
2430
10
RET
N
$IOGIG
A
0
cb
G
Y
D 9
E 3
s6
F 13
AA 0
G z
q8 8
FI 5
PcC. i2
K0
L3
M2
N b
P3
Q2
Q 12
5 16
T n
V 4
V 6
n
Table B-1
NBTAM TRIP RATE SUMMARY
-----AM
PK HR-----
-----PM PK MR-----
LANDUSE
UNITS
IN
OUT
TOTAL
IN
OUT
TOTAL
ADT
---------------------------------------------------------------------------------r-------------
1.
Res - Coast Estate
DU
0.30
1.00
1.30
1.00
0.50
1.50
15.00
2.
Res - Estate/Rural
DU
0.20
0.70
0.90
0.70
0.40
1.10
11.00
3.
Res - Low (SFD)
DU
0.20
0.70
0.90
0.70
0.40
1.10
11.00
4.
Res - Medium (SFA)
DU
0.20
0.60
0.80
0.60
0.40
1.00
8.6o
5.
Apartment
DU
0.20
0.40
0.60
0.40
0.30
0.70
6.50
6.
Park Newport
DU
0.10
0.30
0.40
0.30
0.20
0.50
4.80
7.
Elderly Residential
DU
0.10
0.30
0.40
0.30
0.10
0.40
4.00
8.
Mobile Home
DU
0.20
0.40
0.60
0.40
0.30
0.70
6.00
9.
Motel
ROOM
0.40
0.30
0.70
0.30
0.40
0.70
10.10
10.
Hotel
ROOM
0.60
0.30
0.90
0.40
0.40
0.80
10.50
11.
Resort Hotel
ROOM
0.20
0.10
0.30
0.20
0.30
0.50
6.00
12.
Neighborhood Comm.
. TSF
0.60
0.50
1.10
1.90,
2.00
3.90
45.00
13.
District Conn.
TSF
0.60
0.50
1.10
1.90
2.00
3.90
45.00
14.
Regional Commercial
TSF
0.20
0.10
0.30
0.70
0.90
1.60
22.00
15.
General Commercial
TSF
0.50
0.40
0.90
1.40
1.60
3.00
40.00
16.
Comm./Recreation
ACRE
0150
0.50
1.00
2.40
2.50
4.90
40.00
17.
Resort Commercial
TSF
0.50
0.40
0.90
1.40
1.60
3.00
35.00
18.
Unclassified Comm.
TSF
0.10
0.10
0.20
0.20
0.20
0.40
400.00
19.
Restaurant
TSF'
0.60
0.10
0.70
3.50
1.60
5.10
66.90
20.
Fast Food Restaurant
TSF
4.40
4.00
8.40
5.20
3.60
8.80
142.00
i.
21.
Auto Dealer
ACRE
6.70
9.30
16.00
5.50
7.30
12.80
150.00
22.
Yacht Club
TSF
0.80
0.70
1.50
1.40
1.40
2.80
50.00
23.
Health Club
TSF
0.60
0.60
1.20
1.90
1.90
3.80
40.00
24.
Tennis Club
CRT
0.70
0.60
1.30
2.10
2.00
4.10
44.30
25.
Marina
SLIP
0.00
0.00
0.00
0.00
0.00
0.00
0.50
26.
Theater
SEAT
0.00
0.00
0.00
0.20
0.00
0.20
1.50
27.
Newport Dunes
ACRE
0.10
0.10
0.20
0.30
0.40
0.70
5.70
28.
General Office
TSF
1.90
0.30
'2.20
0.60
1.70
2.30
13.00
29.
Medical Office
TSF
0.60
0.20
0.80
0.80
2.50
3.30
45.00
30.
Industrial
TSF
0.80
0.20
1.00
0.40
0.70
1.10
5.00
31.
R & D
TSF
1.00
0.10
1.10
0.30
1:10•
1.40
9.50
32.
Pre-School/Day Care
TSF
6.00
5.40
11.40
5.90
6.40
12.30
67.00
33.
Elementary School
STU
0.10
0.00
0.10
0.00
0.00
0.00
1.00
34.
Junior/High School
STU
0.20
0.10
0.30
0.10
0.10
0.20
1.40
35.
Private School
STU
0.10
0.00
0.10
0.00
0.00
0.00
1.00
36.
Government Office
TSF
1.90
0.30.
2.20
0.60
1.70
2.30
13.00
37.
Civic Center/Museum
TSF
2.50
0.30
2.80
1.10
2.60
3.70
32.00
38.
Library
TSF
1.40
1.30
2.70
3.60
3.20
6.80
41.80
39.
Post Office
TSF
2.80
2.50
5.30
3.50
3.30
6.80
86.80
40.
OCTO Facility
TSF
0.00
0.00
0.00
0.00
0.00
0.00
0.00
--CONTINUED--
B-2
0
Table B-1
(cont.)
LAND USE UNITS
j 41.
Fire Station
TSF
42.
Hospital
BED
43.
Nursing/Conv. Home
PAT
44.
Church
TSF
45.
Cemetary/Res/Util
ACRE
46.
Youth Ctr/Service
TSF
47.
Park
ACRE
48.
Regional Park
ACRE
49.
Beach
UNIT
j 50.
Golf Course
ACRE
51.
Resort Golf Course
ACRE
52.
Auto Parking
TSF
53.
Vacant Land
ACRE
54.
Christ Col (ADT/10)
UNIT
55.
UCI-S.G.
N9
j, 56.
Innovation Center
TSF
57.
OC Airport-S.G.
NA
58.
Service Club
TSF
59,
Coastal Rec.(ADT/10)
UNIT
60�
Trnsptn Ctr (ADT/10)
UNIT
61.
College
STU
-----AM PK HR----------PM PK HR-----
IN
OUT
TOTAL
IN
OUT
TOTAL
ADT
-----------------------------------------------------
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.70
0.30
1.00
0.50
0.80
1.30
11.40
0.10
0.10
0.20
0.10
0.20
0.30
2.70
0.00
0.00
0.00
0.00
0.00
0.00
25.00
0.00
0.00
0.00
0.00
0.00
0.00
2.00
0.10
0.10
0.20
0.20
0.20
0.40
4.00
0.00
0.00
0.00
0.00
0.00
0.00
6.00
0.20
0.00
0.20
0.20
0.20
0.40
5.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.20
0.10
0.30
0.10
0.30
0.40
6.00
0.10
0.00
0.10
0.00
0.10
0.10
3.00
O.OD
0.00
0.00
0.00`
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
1.00
0.10
1.10
0.30
0.50
0.80
10.00
0.00
0.00
0.00
0,00
0.00
0.00
0.00
1.10
0.10
1.20
0.10
0.80
0.90
5.30
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.50
0.40
0.90
1.40
1.60
3.00
40.00
0.40
0.00
0.40
0.40
0.40
0.80
10.OD
50.00
0.00
50.00
0.00
50.00
50.00
100.00
0.20
0.00
0.20
0.00
0.10
0.10
1.60
B-3