HomeMy WebLinkAboutPA2019-211 Comment Letter_2020-3-16 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION
100 Civic Center Drive, P.O. Box 1768, Newport Beach, CA 92658-8915
949-644-3200 Fax: 949-644-3229 www.newportbeachca.gov
NOTICE OF INCOMPLETE FILING
VIA EMAIL
March 16, 2020
N Consulting Engineers, Inc.
Attn: Andrew Davies 4 Park Plaza, #1750
Irvine, CA 92614
Application No. Coastal Development Permit No. CD2019-048 and Conditional Use
Permit No. UP2019-048 (PA2019-211) Address 3021 East Coast Highway Please be advised that after reviewing the subject applications, your resubmittal has been
deemed incomplete and further information is required before we are able to proceed with the application process.
The following documentation is required to complete the application:
1. PROJECT DESCRIPTION: This submittal changed the project from an expansion of La
Fogata to a new restaurant. Provide a new project narrative on the proposed new restaurant, including proposed hours of operation, number of anticipated employees, if an ABC license
will be requested, etc.
2. SITE PLAN: Amend the Site Plan to include the following:
• Correct the existing parking data on the site plan. Refer to Page 2 of the Parking
Study (dated February 14, 2020) for the correct parking requirements, including
previously approved parking waivers.
3. FLOOR PLAN: Provide existing and proposed floor plans. Floor plans shall include the
following:
• Include the dimensions for the customer area on the floor plans.
• In addition to the customer area furniture layout, show the proposed equipment layout
for the kitchen.
• The northeast corner of the tenant space shows the removal of a door and a slight
change to the space. This change adds approximately 12.5 square feet to the tenant space. Verify this is correct and adjust the proposed square footage accordingly.
4. PARKING STUDY: Please correct the parking study in accordance with the attached redlined copy.
March 16, 2020
I:\Users\PLN\Shared\PA's\PAs - 2019\PA2019-211\Comment Letter_2020-3-16.docx
Page 2
5. PARKING MANAGEMENT PLAN: Provide a Parking Managements Plan that provides mitigation for the impacts associated with a reduction in the number of required parking
spaces. This may include the following:
• Restricting land uses to those that have hours or days of operation so that the same
parking spaces can be used by two or more uses without conflict;
• Restricting land uses with high parking demand characteristics;
• Securing off-site parking;
• Providing parking attendants and valet parking;
• Utilization of transportation demand management strategies that promote the use of
alternative transportation modes (e.g., ridesharing, carpools, vanpools, public transit, shuttles, bicycles and walking) pursuant to Section 21.44.030 (Transportation
Demand Management); and
• Other appropriate mitigation measures.
Upon verification of completion, the application will be processed and scheduled for a Zoning Administrator Hearing. Should you have any questions regarding submittal requirements, please
contact David Blumenthal, Planning Consultant at 949-644-3200 or dblumenthal@newportbeachca.gov.
Sincerely,
Attachments: 1. Redlined corrections for Restaurant Parking Study, dated 2/14/2020
c:
3021 East Coast Highway LLC Attn: Mark Moshayedi
3121 Michelson, #200
Irvine, CA 92612
Trames 0332-0001
4225 Oceanside Blvd., #354H
Oceanside, CA 92056 (760) 291 - 1400
February 14, 2020
Mr. Mark Moshayedi 3021 East Coast Highway LLC. 3121 Michelson Drive, #200
Irvine, CA 92612
Subject: Restaurant Expansion Parking Study (JN 0332-0001)
Dear Mr. Moshayedi: Trames Solutions Inc. is pleased to submit the following parking study for the proposed
restaurant expansion. It is our understanding that the project will consist of developing a
restaurant into the existing space currently occupied by a dry-cleaning business (Pacific
Shores Cleaners). The site is located at 3021 East Coast Highway in the City of Newport
Beach.
INTRODUCTION
The Pacific Shores Cleaners is currently vacant but previously occupied 1,202 square feet
of space. The proposed restaurant will operate in the same space as a standalone entity.
Attachment A provides the layout of the individual uses and the overall site.
Currently, there are 70 parking spaces available on site (66 regular spaces and 4
handicap spaces). Previously, a parking study was prepared for the Jan’s restaurant and
the Orangetheory development in October 2016 that indicated there were 71 parking
spaces. It is unclear if on-site restriping of the parking lot may have eliminated one of the
parking spaces but the current count of 70 parking spaces has been field verified. On-
street parking spaces are also provided along the perimeter of the shopping center as
follows based on the observed number of vehicles parked:
Pacific Coast Highway (South Side Only) 1 Hr. Pkg. 8 spaces
1
23
4
Summary of Comments on 0332-0001-04 Restaurant
Expansion Parking Report 2_14_20 (redlined).pdf
Page: 1
Number: 1 Author: dblumenthal Subject: Inserted Text Date: 03/16/2020 8:56:51 AM
Proposed Restaurant Number: 2 Author: dblumenthal Subject: Sticky Note Date: 03/16/2020 9:01:16 AM You cannot use the street parking to show the on-site parking is being met. This may be taken into consideration as a mitigation factor,
but this discussion should be moved to the Parking Management plan. Number: 3 Author: dblumenthal Subject: Cross-Out Date: 03/16/2020 8:58:37 AM
Number: 4 Author: dblumenthal Subject: Cross-Out Date: 03/16/2020 8:58:50 AM
Mr. Mark Moshayedi 3021 East Coast Highway LLC.
February 14, 2020
Page 2
Trames 0332-0001
Jasmine Avenue (Both Sides) 1 Hr. Pkg. 11 spaces
First Street (Both Sides) 12 spaces
Iris Street (Both Sides) 16 spaces
Total Off-Site 47 spaces
The intent of this parking study is to determine the current parking demands and estimate
the future parking demands based on the proposed restaurant.
The following scope of work represents the services conducted to evaluate the
adequacy of the number of parking spaces at the current and proposed site.
1. Conducted parking counts between 5:00 AM to 10:00 PM on a weekday and
between 6:00 AM and 10:00 PM on a weekend.
2. Identified the maximum number of occupied parking spaces based on the
empirical counts.
3. Determined the project’s parking demand based on the proposed square footage
utilizing the City’s parking demand rates.
4. Determined the parking demands based on other vacancies.
CITY OF NEWPORT BEACH PARKING CODE REQUIREMENTS
As indicated previously, the project is proposed to be located within an existing
commercial center that has the following parking requirements based on the City’s
coded and previously approved parking waivers:
Verizon 9a 9p – 2,246 sf (1 space/250 sf) 9 sp
La Fogata (Mexican restaurant): 9:30AM- 9PM–1,181 sf 5 sp per UP 3235
Pacific Shores Cleaners: 7a-7p; Sat 9-5; Sun closed – 1,202 sf (1 space/250 sf) 5 sp
Gina's Pizza: 10a - 9 – 1,100 sf – 0 sp per UP 1761
Smart & Final: 6a - 10p – 19,842 sf (1 space/250 sf) 91 sp per UP 3650
1
Page: 2
Number: 1 Author: dblumenthal Subject: Cross-Out Date: 03/16/2020 8:58:58 AM
Mr. Mark Moshayedi 3021 East Coast Highway LLC.
February 14, 2020
Page 3
Trames 0332-0001
Jan’s (1,243 sf restaurant); 8AM-6PM 4 sp per UP 2016-037
Orangetheory: 5AM-8:30PM (2,783 sf) 12 sp per UP 2016-031
Total Spaces Required for Existing Uses 126 sp
The following parking rate is based on the City of Newport Beach’s Municipal Zoning
Code 21.40.060 for the use associated with the proposed site:
• Food Service Uses = 1 parking space for each 30 to 50 square feet of net
public area
The proposed restaurant is anticipated to operate between 6:30 AM and 10:00 PM and
would include a total of 1,202 sf. About half of this space (599 sf) would be used for the
public area. According to the code requirements, the parking rate ranges between 1
space for 30 and 50 square feet of public area. The variability is based on physical and
operational site characteristics and location of the establishment. In order to estimate
the number of parking spaces that this project would require, the middle of the range
has been applied (1 space per 40 square feet of public use). Therefore, the following
number of parking spaces would be required for the proposed 1,202 sf (599 sf of public
area) project:
• Restaurant = 15 spaces (15 spaces = 599 sf * 1 sp/40 sf)
• Existing Pacific Shore Cleaners = 5 spaces
Net additional spaces required = 10
PARKING SURVEY
As indicated previously, the study area consists of 70 on-site parking spaces and 47 off-
site (on-street) parking spaces. A parking count was conducted on Thursday,
September 19, 2019 between the hours of 5:00 AM – 10:00 PM. A weekend survey
was also conducted on Saturday, September 21, 2019 between the hours of 6:00 AM
1
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3
Page: 3
Number: 1 Author: dblumenthal Subject: Sticky Note Date: 03/16/2020 9:24:25 AM
Verify these hours are correct. Number: 2 Author: dblumenthal Subject: Sticky Note Date: 03/16/2020 9:26:03 AM
Plans show a small addition to tenant space. Approximate size is 1,217. Number: 3 Author: dblumenthal Subject: Cross-Out Date: 03/16/2020 9:01:21 AM
Mr. Mark Moshayedi 3021 East Coast Highway LLC.
February 14, 2020
Page 4
Trames 0332-0001
and 10:00 PM. Attachment B contains the empirical parking survey for the weekday
and weekend time periods.
The highest demand on the weekday occurred at 11:00 AM with a total of 96 occupied
spaces for an overall utilization rate of 82.1% (96 occupied stalls/117 total on and off site
stalls). The 11:00 AM period had an on-site demand of 61 stalls which resulted in a
utilization of 87.1% (61 occupied stalls/70 total on-site stalls). The offsite utilization was
determined to be 74.5% (35 occupied stalls/47 total off-site stalls). Based on a supply of
117 parking spaces, a surplus of 21 parking spaces were available during the peak
weekday demand period.
The weekend had the highest demand of 101 occupied parking spaces occurring at 12:00
PM for an overall utilization rate of 86.3% (101 occupied stalls/117 total on and off-site
stalls). The 12:00 PM period had an on-site demand of 63 stalls which resulted in a
utilization of 90.0% (63 occupied stalls/70 total on-site stalls). The off-site utilization was
determined to be 80.9% (38 occupied stalls/47 total off-site stalls). Based on a supply of
117 parking spaces, a surplus of 16 parking spaces were available during the peak
weekend demand period.
It should be noted that the Pacific Shore Cleaners was not in operation at the time that the
parking counts were collected.
CONCLUSIONS
Based on the City’s parking code and previously approved parking waivers, the existing
commercial center currently requires a total of 126 on-site parking spaces. With the
proposed restaurant occupying the Pacific Shore Cleaners space, a total of 136 on-site
parking spaces would be required based on the City’s code (126 currently required spaces
+ 10 for the net expansion).
1
2
Page: 4
Number: 1 Author: dblumenthal Subject: Polygon Date: 03/16/2020 9:05:53 AM
Number: 2 Author: dblumenthal Subject: Sticky Note Date: 03/16/2020 9:07:24 AM Limit this discussion to on-site parking only. Off-site counts should be under the parking management plan to show mitigation.
Mr. Mark Moshayedi 3021 East Coast Highway LLC.
February 14, 2020
Page 5
Trames 0332-0001
The commercial center provides for 70 on-site parking spaces with 47 off-site parking
spaces on the adjacent streets. This results in a total of 117 parking spaces available for
patrons. In order to determine the actual parking demands, empirical parking counts were
collected during the peak timeframe on a weekday and weekend. The counts indicate the
highest demand occurred on a weekend with 101 out of the total 117 parking spaces were
occupied (86.3% utilization rate). This results in an excess supply of 16 spaces.
Since the Pacific Shores Cleaners was not in operation at the time the parking counts
were collected, the 5 parking spaces attributed to this use cannot be subtracted from the
proposed restaurant expansion. Based on the City of Newport Beach’s parking code, the
proposed expansion project would require a total of 15 additional parking spaces.
Therefore, assuming that the proposed project’s parking demands occur concurrently with
the shopping center’s peak, there would be an excess supply of one parking space (16
unoccupied parking spaces – 15 project parking spaces = 1 excess space).
The analysis presented above can be considered a conservative estimate of the site’s
parking demands for the following reasons:
1. The empirical data was collected during the month of September. The
summer months are considered the busiest time of the year in terms of
traffic and visitors to the area. Therefore, it is assumed that patronage to the
site would be commensurately higher during the summer and less so during
other months.
2. It is anticipated that the proposed restaurant would not draw patrons from a
far distance. Furthermore, it is expected that some of the clients will walk or
bike to the site – thereby reducing the need for parking spaces.
3. The parking analysis has assumed that the project is a standalone
development and that no sharing of parking would occur. Since other
compatible uses would be present, it is likely that customers would use the
same parking space to patronize multiple businesses.
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5 6
7 8
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Page: 5
Number: 1 Author: dblumenthal Subject: Cross-Out Date: 03/16/2020 9:10:27 AM
Number: 2 Author: dblumenthal Subject: Cross-Out Date: 03/16/2020 9:10:43 AM
Number: 3 Author: dblumenthal Subject: Inserted Text Date: 03/16/2020 9:11:56 AM 63 Number: 4 Author: dblumenthal Subject: Inserted Text Date: 03/16/2020 9:12:11 AM
70 Number: 5 Author: dblumenthal Subject: Inserted Text Date: 03/16/2020 9:12:37 AM
90 Number: 6 Author: dblumenthal Subject: Inserted Text Date: 03/16/2020 9:12:56 AM 7 Number: 7 Author: dblumenthal Subject: Inserted Text Date: 03/16/2020 9:13:36 AM a deficit of eight Number: 8 Author: dblumenthal Subject: Inserted Text Date: 03/16/2020 9:14:01 AM
7 Number: 9 Author: dblumenthal Subject: Inserted Text Date: 03/16/2020 9:14:58 AM
Mr. Mark Moshayedi 3021 East Coast Highway LLC.
February 14, 2020
Page 6
Trames 0332-0001
4. The rise in the use of Lyft/Uber services has reduced the parking demands
for commercial uses since patrons would not use their own vehicles and
therefore not require a parking space. The analysis in this report has not
taken into consideration the potential parking reduction that the Lyft/Uber
services could provide. Therefore, the conclusions can be considered
conservatively high.
If there are any questions regarding the analysis, please do not hesitate to call me
at (949) 244-2436.
Respectfully submitted, Trames Solutions Inc.
Scott Sato, P.E. Vice President
Attachment A – Site Plan
Attachment B – Empirical Parking Data
This page contains no comments
Trames 0332-0001
ATTACHMENT A
SITE PLAN
This page contains no comments
HYD
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JASMINE AVE
EXISTING
SMART & FINAL(15,000 SF)
PROPOSEDRESTAURANT(1,202 SF)
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PROPERTY LINE
EX. TRASHENCLOSURE
EX. DRIVEWAY
EX. DRIVEWAY
EX. DRIVEWAY
EX. DRIVEWAY
PROPERTY LINE
EX. ELECTRICAL CABINET
EX. POWER POLE
EX. POWER POLE
EX. POWER POLE
EX. POWER POLE
EX. FIRE HYDRANT
EX. TRAFFIC SIGNAL
EX. FIRE HYDRANT
EX. FIRE HYDRANT
EX. POWER POLE
EX. ELECTRICAL BOX
EXISTINGJAN'S HEALTH BAR(1,264 SF)
EXISTINGORANGE THEORY(2,783 SF)
EXISTINGVERIZON(2,245 SF)
EXISTINGGINA'S PIZZA(1,100 SF)
EXISTINGLA FOGATA(1,201 SF)
EX. MONUMENT SIGN
EX. PYLON SIGN
CIVIL ENGINEER
PROJECT TEAM
3021 EAST COAST HIGHWAY LLC.
3121 MICHELSON DRIVE, #200IRVINE, CA 92612CONTACT: MARK MOSHAYEDIPHONE:
N CONSULTING ENGINEERS, INC.
4 PARK PLAZA, SUITE 1750IRVINE, CA 92614CONTACT:DEREK KARIMOTO P.E., QSDPHONE: 714.514.8858
CLIENT
EXISTING PARKING DATA
BUSINESS USE & AREA (SQ FT)REQUIREDSMART AND FINAL GROCERY STORE (15,000)62
GINA'S PIZZA RESTAURANT (1,100)0 PER UP 1761
LA FOGATA RESTAURANT (1,201)5 PER UP 3235PREVIOUS PACIFIC SHORECLEANERS DRY CLEANERS (1,202)5
VERIZON RETAIL (2,245)9ORANGE THEORY FITNESS FACILITY (2,783)14JAN'S HEALTH BAR RESTAURANT (1,264)11
TOTAL 106
PROVIDED 70
VICINITY MAP
SCALE: 1" = 500'
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CLIENT:
DATEDEREK H. KARIMOTO
CONSULTINGENGINEERS
4 Park Plaza, Suite 1750Irvine, CA 92614PHONE: 949.396.1161
www.nconsulteng.com
PROJECT ADDRESS:
ISSUE:NO
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BYNO.DATE REVISION DESCRIPTION DATE
811DIAL TOLL FREE
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
BEFORE YOU DIGAT LEAST TWO DAYS
NOTICE TO CONTRACTOR:
1.THE LOCATIONS OF EXISTING UTILITYINSTALLATIONS AS SHOWN ON THIS PLAN AREAPPROXIMATE. THERE MAY BE OTHERUNDERGROUND UTILITY INSTALLATIONS WITHINTHE PROJECT AREA THAT ARE NOT SHOWN2.N CONSULTING ASSUMES NO RESPONSIBILITY FORDAMAGES, LIABILITY OR COSTS RESULTING FROMCHANGES OR ALTERATIONS MADE TO THIS PLANWITHOUT THE EXPRESSED WRITTEN CONSENT OFN CONSULTING.
3025 /3027 EAST PACIFIC COAST HIGHWAYCORONA DEL MAR, CA 92625
----D.H.K.C1.0
19-020----
----1 2
S.S.
SITE PLAN
2/14/2020
3021 EAST COAST HIGHWAY LLC
3121 MICHELSON DRIVE, #200IRVINE, CA 92612
PROPOSED RESTAURANT
PROPOSED PARKING
BUSINESS USE & AREA (SQ FT)SPACES
PROPOSED RESTAURANT
KITCHEN (603 SF)PUBLIC (559 SF)BATHROOM (40 SF)
TOTAL (1,202 SF)
15 (1 SP / 40 SF)
PREVIOUS BUSINESSPACIFIC SHORE CLEANERS DRY CLEANERS (1,202)5
NET ADDITIONAL REQUIRED 10
ADA SPACES
REQUIRED PROVIDED
76-100 SPACES4 INCLUDING 1 VAN ACCESSIBLE SPACE 4 INCLUDING 2 VAN ACCESSIBLE SPACES
1
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Page: 8
Number: 1 Author: dblumenthal Subject: Polygon Date: 03/16/2020 9:15:43 AM
Number: 2 Author: dblumenthal Subject: Sticky Note Date: 03/16/2020 9:17:25 AM Correct this table to match actual demands with waivers (refer to page 2 of this report)
VACANT SPACE
( 1,202 SF)
EXISTING
GINA'S PIZZA
(1,100 SF)
EXISTING
LA FOGATA
(1,201 SF)
KITCHEN
(603 SF)
PUBLIC
(599 SF)
PROPOSED
WALLS AND DOORS
PROPOSED
BATHROOMS
(40 SF)
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SCALE AT D:PROJECT NO:
SHEET:
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SHEETS
CLIENT:
DATEDEREK H. KARIMOTO
CONSULTINGENGINEERS
4 Park Plaza, Suite 1750Irvine, CA 92614PHONE: 949.396.1161
www.nconsulteng.com
PROJECT ADDRESS:
ISSUE:NO
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BYNO.DATE REVISION DESCRIPTION DATE
811DIAL TOLL FREE
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
BEFORE YOU DIGAT LEAST TWO DAYS
NOTICE TO CONTRACTOR:
1.THE LOCATIONS OF EXISTING UTILITYINSTALLATIONS AS SHOWN ON THIS PLAN AREAPPROXIMATE. THERE MAY BE OTHERUNDERGROUND UTILITY INSTALLATIONS WITHINTHE PROJECT AREA THAT ARE NOT SHOWN2.N CONSULTING ASSUMES NO RESPONSIBILITY FORDAMAGES, LIABILITY OR COSTS RESULTING FROMCHANGES OR ALTERATIONS MADE TO THIS PLANWITHOUT THE EXPRESSED WRITTEN CONSENT OFN CONSULTING.
3025 /3027 EAST PACIFIC COAST HIGHWAYCORONA DEL MAR, CA 92625
----D.H.K.C2.0
19-020----
----2 2
S.S.
FLOOR PLANS
2/14/2020
3021 EAST COAST HIGHWAY LLC
3121 MICHELSON DRIVE, #200IRVINE, CA 92612
PROPOSED RESTAURANT
EXISTING CONDITIONS CONSTRUCTION PLANSCALE: 1/4" = 1'SCALE: 1/4" = 1'
PROPOSED SEATING
SPACE TABLES CHAIRS
PROPOSED RESTAURANT 4 TABLES APPROX. 10 SEATS
This page contains no comments
Trames 0332-0001
ATTACHMENT B
EMPIRICAL PARKING DATA
This page contains no comments
Corona Del Mar Parking Survey
Corona Del Mar, CA
Thursday, September 19th, 2019
PCH
Regular Handicap East Side West Side West Side East Side West Side North Side South Side Totals
Inventory 66 4 7 9 8 4 8 5 6 117
5:00 AM 19 0230020026
6:00 AM 20 0 4 5 1 0 3 2 1 36
7:00 AM 21 0 5 7 1 0 5 2 1 42
8:00 AM 32 0 2 7 3 1 3 2 1 51
9:00 AM 49 0 3 4 5 1 6 4 3 75
10:00 AM 61 0 6 9 1 4 5 2 2 90
11:00 AM 59 2 8 9 6 2 6 2 2 96
12:00 PM 56 2 8 9 1 3 6 3 3 91
1:00 PM 51 0 8 7 0 3 7 4 2 82
2:00 PM 41 0 7 6 2 2 7 4 2 71
3:00 PM 37 1 6 7 3 0 5 1 2 62
4:00 PM 49 0 6 5 4 0 4 0 3 71
5:00 PM 51 2 6 5 1 0 7 0 3 75
6:00 PM 56 1 6 6 3 0 4 1 1 78
7:00 PM 50 1 5 6 3 1 5 0 2 73
8:00 PM 43 0 4 5 1 1 1 0 1 56
Parking Lot Iris Avenue 1st Avenue Jasmine Avenue
1 2 345
Page: 11
Number: 1 Author: dblumenthal Subject: Highlight Date: 03/16/2020 9:18:45 AM
Number: 2 Author: dblumenthal Subject: Highlight Date: 03/16/2020 9:18:47 AM
Number: 3 Author: dblumenthal Subject: Highlight Date: 03/16/2020 9:18:51 AM Number: 4 Author: dblumenthal Subject: Highlight Date: 03/16/2020 9:18:30 AM Number: 5 Author: dblumenthal Subject: Highlight Date: 03/16/2020 9:18:38 AM
Corona Del Mar Parking Survey
Corona Del Mar, CA
Saturday, September 21st, 2019
PCH
Regular Handicap East Side West Side West Side East Side West Side North Side South Side Totals
Inventory 66 47984856117
6:00 AM 11 0420380028
7:00 AM 36 0731360056
8:00 AM 43 0831382068
9:00 AM 57 0961482188
10:00 AM 57 0776583194
11:00 AM 46 0883572180
12:00 PM 63 07754834101
1:00 PM 54 2674474593
2:00 PM 45 1643282374
3:00 PM 46 1574381378
4:00 PM 32 1782371364
5:00 PM 52 0672363281
6:00 PM 35 0783372065
Parking Lot Iris Avenue 1st Avenue Jasmine Avenue
1 2
Page: 12
Number: 1 Author: dblumenthal Subject: Highlight Date: 03/16/2020 9:19:03 AM
Number: 2 Author: dblumenthal Subject: Highlight Date: 03/16/2020 9:19:05 AM